Hyacinth Plan · Castle Hayne, NC 28429

$295,990

3 bd · 2.5 ba · 1,856 sqft · SingleFamily · 68 Days on market

Good condition

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This two-story townhome includes a first-floor primary suite, two secondary bedrooms, and two-and-one-half bathrooms. Immediately inside the entrance is the open concept two-story great room with an optional fireplace that flows directly into the eat-in area and kitchen with access to the covered porch. There is an optional wraparound porch for the front entry and an optional pet pad for the eat-in space. The coveted downstairs primary suite features a walk-in closet and an optional boxed ceiling and dual vanities. A laundry room is located just outside of the primary suite for ultimate convenience and offers an optional bench and cubby and deluxe cabinets for extra storage.

Key facts

• Covered porch
• Dual vanities
• Laundry room

Tags

• FIRST FLOOR PRIMARY SUITE
• OPEN CONCEPT GREAT ROOM
• COVERED PORCH
• WALK IN CLOSET
• DUAL VANITIES
• LAUNDRY ROOM

🏗️ New construction. The $295,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $358,366.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $296k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-577 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (18.7% below list).
• Recommended offer: $240k (18.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#335 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety D, amenities F, commute F.
• New Hanover County Schools (urban): math 48% / reading 53% proficiency, ranked #61 of 178 in NC (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Castle Hayne Elementary (math 47% / reading 53%, grade D+, #409 of 1,410 statewide, top 29%, 459 students, 99% FRL); Holly Shelter Middle (math 39% / reading 43%, grade F, #209 of 475 statewide, top 45%, 858 students, 100% FRL); Emsley A Laney High (math 62% / reading 63%, grade B-, #179 of 535 statewide, top 34%, 2,220 students, 42% FRL) — zoned schools average 80% FRL vs 42% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 233 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,581 units permitted in New Hanover County in 2024 (1,185 in 5+ unit buildings).
• This rent runs 40% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• New Hanover County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($278k) is reasonable based on typical stale-listing flexibility.

Recommended offer $240,496 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.67% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.90%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $358,366
• List price: $295,990
• Delta: -17.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4001 Ennis Acres Dr	0.47mi	3/2.0	1,936 (+4%)	11mo	$817,500	$422	60
6220 Centipede Pl	0.90mi	4/2.0 (+1)	1,810 (-2%)	3mo	$395,000	$218	51
6201 Centipede Pl Lot 163	0.85mi	4/2.0 (+1)	1,811 (-2%)	4mo	$375,000	$207	51
1218 Saint Augustine Dr	0.98mi	4/2.0 (+1)	1,803 (-3%)	3mo	$359,000	$199	50
4314 Rough Stalk Ln Lot 308	1.10mi	4/2.0 (+1)	1,774 (-4%)	1mo	$401,490	$226	50
2173 Emerald Ave	0.91mi	4/2.5 (+1)	1,987 (+7%)	4mo	$365,000	$184	45
4334 Rough Stalk Ln Lot 313	1.10mi	3/2.0	1,618 (-13%)	2mo	$392,490	$243	40
2238 Emerald Ave Lot 242	1.04mi	3/2.0	1,618 (-13%)	3mo	$345,000	$213	39
2206 Emerald Ave	0.95mi	3/2.0	1,653 (-11%)	8mo	$350,000	$212	38
1221 Saint Augustine Dr	0.99mi	3/2.0	1,618 (-13%)	7mo	$345,000	$213	36
2325 Emerald Ave Lot 261	0.79mi	3/2.0	1,618 (-13%)	11mo	$359,999	$222	33
5813 Sidbury Rd	0.64mi	4/3.0 (+1)	1,558 (-16%)	8mo	$395,000	$254	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -28.2%
• Equity multiple: 0.06×
• Total profit: $-94,763
• Equity at exit: $53,434

10-year hold

• IRR: -27.3%
• Equity multiple: -0.29×
• Total profit: $-129,664
• Equity at exit: $30,985

Cash invested: $100,343 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 1 under contract
• Months of supply: 25.5 mo (4%/mo absorbed)
• Median asking: $364,990 ($207/sqft)
• Median days on market: 57 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -6.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28429

• Active inventory: 233
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,405 medium
• Mortgage (P&I): −$1,879
• Tax est. 1.5%: −$448 /mo · $5,375/yr
• Insurance: −$149
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-577

Break-even live

Break-even rent $3,135

Max offer price $274,921

Occupancy floor —

Sensitivity live

Price	-10% $-329	-5% $-453	+0% $-577	+5% $-701	+10% $-824
Rent	-10% $-767	-5% $-672	+0% $-577	+5% $-482	+10% $-387
Rate	-1.0pp $-396	-0.5pp $-486	base $-577	+0.5pp $-670	+1.0pp $-764

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $89,592
• Closing costs: $10,751
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4605 Sidbury Crossing Dr Castle Hayne, NC	1.0–3.0	1.0–2.0	1031	$2,017	$1.96	62d	89	0.29mi
6105 Dichondra Dr Castle Hayne, NC	3.0–5.0	2.0–3.0	2064	$2,519	$1.22	62d	12	0.70mi
4413 Cohan Cir Wilmington, NC	1.0–3.0	1.0–3.0	979	$1,695	$1.73	62d	20	1.18mi

Property features AI

Finance

• Financial info: List price $295,990

Exterior

• Home design: Single-family home (new construction plan)Active listing
• Construction: Hyacinth plan (new construction)Built/Listed in 2026
• Exterior features: Listing address: 1030 Rodanthe Ave, Castle Hayne, NC 28429

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: Hyacinth (new construction plan)

Listing history 50 events

1. 2026-08-08
   days on market $295,990 Active 68 DOM
2. 2026-08-07
   days on market $295,990 Active 67 DOM
3. 2026-08-06
   days on market $295,990 Active 66 DOM
4. 2026-08-05
   days on market $295,990 Active 65 DOM
5. 2026-08-04
   days on market $295,990 Active 64 DOM
6. 2026-08-03
   days on market $295,990 Active 63 DOM
7. 2026-07-31
   days on market $295,990 Active 60 DOM
8. 2026-07-30
   days on market $295,990 Active 59 DOM
9. 2026-07-29
   days on market $295,990 Active 58 DOM
10. 2026-07-27
    days on market $295,990 Active 56 DOM
11. 2026-07-25
    days on market $295,990 Active 54 DOM
12. 2026-07-24
    days on market $295,990 Active 53 DOM
13. 2026-07-23
    days on market $295,990 Active 52 DOM
14. 2026-07-22
    days on market $295,990 Active 51 DOM
15. 2026-07-21
    days on market $295,990 Active 50 DOM
16. 2026-07-18
    days on market $295,990 Active 47 DOM
17. 2026-07-16
    days on market $295,990 Active 45 DOM
18. 2026-07-16
    days on market $295,990 Active 44 DOM
19. 2026-07-14
    days on market $295,990 Active 43 DOM
20. 2026-07-13
    days on market $295,990 Active 42 DOM
21. 2026-07-12
    days on market $295,990 Active 41 DOM
22. 2026-07-11
    days on market $295,990 Active 40 DOM
23. 2026-07-10
    days on market $295,990 Active 39 DOM
24. 2026-07-09
    days on market $295,990 Active 38 DOM
25. 2026-07-08
    days on market $295,990 Active 37 DOM
26. 2026-07-07
    days on market $295,990 Active 36 DOM
27. 2026-07-06
    days on market $295,990 Active 35 DOM
28. 2026-07-05
    days on market $295,990 Active 34 DOM
29. 2026-07-04
    days on market $295,990 Active 33 DOM
30. 2026-07-03
    days on market $295,990 Active 32 DOM
31. 2026-07-02
    days on market $295,990 Active 31 DOM
32. 2026-07-01
    days on market $295,990 Active 30 DOM
33. 2026-06-30
    days on market $295,990 Active 29 DOM
34. 2026-06-29
    days on market $295,990 Active 28 DOM
35. 2026-06-28
    days on market $295,990 Active 27 DOM
36. 2026-06-28
    days on market $295,990 Active 26 DOM
37. 2026-06-27
    days on market $295,990 Active 25 DOM
38. 2026-06-25
    days on market $295,990 Active 23 DOM
39. 2026-06-23
    days on market $295,990 Active 21 DOM
40. 2026-06-21
    days on market $295,990 Active 20 DOM
41. 2026-06-18
    days on market $295,990 Active 17 DOM
42. 2026-06-17
    days on market $295,990 Active 16 DOM
43. 2026-06-16
    days on market $295,990 Active 15 DOM
44. 2026-06-15
    days on market $295,990 Active 14 DOM
45. 2026-06-14
    days on market $295,990 Active 12 DOM
46. 2026-06-13
    days on market $295,990 Active 11 DOM
47. 2026-06-10
    days on market $295,990 Active 9 DOM
48. 2026-06-09
    days on market $295,990 Active 8 DOM
49. 2026-06-08
    days on market $295,990 Active 7 DOM
50. 2026-06-07
    days on market $295,990 Active 6 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,860
• − Mortgage interest: −$20,074
• − Property taxes: −$5,375
• − Insurance: −$1,792
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − Depreciation: −$10,425
• Taxable loss: −$13,425
• Est. tax savings @ 24.0%: +$3,222
• After-tax cash flow: $-3,698/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This two-story townhome is in excellent condition with modern finishes and a good curb appeal. It is move-in ready and would benefit from a fresh coat of paint and some high-end updates to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with quartz or granite — High-end countertops add value and appeal to potential buyers ↑
• Both Install smart home technology — Modernizes the home and adds convenience for both buyers and renters ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Castle Hayne Elementary D+ NC #409/1,410 Nat'l #12,529/41,679 Middle Holly Shelter Middle F NC #209/475 Nat'l #5,727/14,009 High Emsley A Laney High B- NC #179/535 Nat'l #3,176/17,239

Schools (NCES district)

• District: New Hanover County Schools
• NCES district ID: 3703330
• Math proficiency: 48% ▼ -3.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $49,406
• Composite: 43.13/100
• National rank: #3081
• State rank: #61 of 178 in NC

C Composite livability gradescore 65/100

Livability — Castle Hayne

• Score: 65/100
• State rank: #335
• US rank: #13604

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C Housing C Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Hanover County · 259,517 people
• City population: 9,662
• Metro: Wilmington, NC
• Population (ZIP): 9,662
• Household income: $72,337
• Rent vs Own: 13.9% rent · 86.1% own

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Population outlook (New Hanover County) Hauer SSP2

• Today (2025): 259,517 people
• By 2030: 279,586 · +7.7%
• By 2040: 318,223 · +22.6%
• By 2050: 354,831 · +36.7%
• By 2075: 437,158 · +68.5%
• By 2100: 486,769 · +87.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 14% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

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Political lean MEDSL · New Hanover

• 2024 margin: Toss-up / Even · D 49.8% · R 49.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: -1.4pp · 2024: 0.6pp
• All cycles: 2024: D+0.6 2020: D+2.1 2016: R+4.1 2012: R+4.7 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.39%
• Current HPI: 220.4084
• Rent YoY: —
• Metro: Wilmington, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Property features AI

Finance

• Financial info: List price $295,990

Exterior

• Home design: Single-family home (new construction plan)Active listing
• Construction: Hyacinth plan (new construction)Built/Listed in 2026
• Exterior features: Listing address: 1030 Rodanthe Ave, Castle Hayne, NC 28429

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: Hyacinth (new construction plan)