217 Keira Ln NW · Supply, NC 28462

$250,000

3 bd · 2.0 ba · 1,504 sqft · SingleFamily · 159 Days on market

Built 2025 Good condition 8,059 sqft lot Garage $166/sqft · 7% below area Est $269k · 7% under $45/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +10.7/15.0
• Cash flow +10.0/30.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Embrace the charm of coastal Carolina living at Richmond Hills, a new single-family home community in Supply, NC. Perfectly situated near Highway 17, this inviting neighborhood offers effortless access to Bolivia, Shallotte, Holden Beach, and some of the area's best golf courses. With just 37 thoughtfully planned homesites on 50' lots, Richmond Hills provides a peaceful, close-knit atmosphere surrounded by natural beauty. Many homesites feature mature trees, cul-de-sacs, and scenic greenspaces, creating a serene setting to unwind and enjoy life at your own pace.

Key facts

• Dual vanities
• Covered patio
• Walk-in shower

Tags

• WELCOMING ENTRY FOYER
• LARGE ISLAND FOR GATHERING
• COVERED PATIO
• EN-SUITE BATHROOM
• DUAL VANITIES
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (18.0% below list).
• Recommended offer: $205k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.2% in Supply — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Brunswick County Schools (rural): math 45% / reading 47% proficiency, ranked #82 of 178 in NC (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Supply Elementary (math 46% / reading 39%, grade F, #625 of 1,410 statewide, top 45%, 539 students, 99% FRL); Cedar Grove Middle (math 30% / reading 36%, grade F, #305 of 475 statewide, top 65%, 434 students, 99% FRL); South Brunswick High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 1,172 students, 100% FRL) — zoned schools average 99% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 675 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 41% of the median local income ($60k/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 $8k of value loss. Plan a longer hold.
• Brunswick County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $205,073 (18.0% 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 159 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.82% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (median comp): $269,182
• List price: $250,000
• Delta: -7.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Keira Ln NW	0.04mi	3/2.0	1,504 (0%)	2mo	$260,000	$173	97
106 Maymont St NW	0.05mi	3/2.0	1,504 (0%)	6mo	$260,000	$173	93
94 Maymont St NW	0.06mi	3/2.0	1,504 (0%)	6mo	$250,000	$166	92
142 Maymont St NW	0.11mi	3/2.0	1,424 (-5%)	3mo	$258,000	$181	84
1222 Skystone Loop NE Lot 69	0.40mi	3/2.5	1,518 (+1%)	2mo	$270,990	$179	76
1226 Skystone Loop NE Lot 70	0.40mi	3/2.0	1,459 (-3%)	3mo	$264,999	$182	74
1241 Skystone Loop NE Lot 11	0.43mi	3/2.5	1,518 (+1%)	4mo	$289,999	$191	73
1249 Skystone Loop NE Lot 13	0.44mi	3/2.0	1,459 (-3%)	3mo	$274,999	$188	72
1221 Skystone Loop NE Lot 6	0.41mi	3/2.0	1,459 (-3%)	4mo	$270,000	$185	72
1237 Skystone Loop NE Lot 10	0.41mi	3/2.0	1,459 (-3%)	6mo	$274,999	$188	71
1257 Skystone Loop NE Lot 15	0.46mi	3/2.0	1,459 (-3%)	4mo	$287,249	$197	70
90 Maymont St NW	0.06mi	4/2.0 (+1)	1,721 (+14%)	2mo	$275,000	$160	66

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-50,172
• Equity at exit: $37,276

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-55,966
• Equity at exit: $21,615

Cash invested: $70,000 (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: 24 active · 15 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $275,000 ($176/sqft)
• Median days on market: 187 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.6% vs current asking $/sqft

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

ZIP-level market 28462

• Active inventory: 675
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,051 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$45
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-153

Break-even live

Break-even rent $2,244

Max offer price $227,917

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-66	+0% $-153	+5% $-239	+10% $-325
Rent	-10% $-315	-5% $-234	+0% $-153	+5% $-72	+10% $9
Rate	-1.0pp $-27	-0.5pp $-89	base $-153	+0.5pp $-217	+1.0pp $-283

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: $62,500
• Closing costs: $7,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Little Doe Pl SW Supply, NC	3.0–5.0	2.0–3.0	2064	$2,099	$1.02	0d	10	0.75mi

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $540 (about $45/month)

Exterior

• Parking: Attached garageGarage door openerTwo garage spaces (two total parking spaces)
• Utilities: Public waterSewer availableWater available
• Home design: Single family residenceOne levelEntry level: 1New construction
• Construction: Vinyl siding and frame constructionSlab foundationBuilt as new construction
• Exterior features: Covered patioPatioNo fencingShingle roofPaved road accessStreet lights in communityHas view

Interior

• Kitchen: Built-in electric ovenMicrowaveDishwasherRefrigeratorFreezer
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heatingElectric heatingCentral air conditioning
• Interior features: High ceilingsKitchen islandPantryWindow coveringsAccessible full bathroom
• Laundry & utility: WasherDryerElectric water heater

Listing history 50 events

1. 2026-09-23
   days on market $250,000 Active 159 DOM
2. 2026-09-22
   days on market $250,000 Active 158 DOM
3. 2026-09-21
   days on market $250,000 Active 157 DOM
4. 2026-09-20
   days on market $250,000 Active 156 DOM
5. 2026-09-19
   days on market $250,000 Active 155 DOM
6. 2026-09-18
   pricedays on market $250,000 Active 154 DOM
7. 2026-09-17
   days on market $260,000 Active 153 DOM
8. 2026-09-16
   days on market $260,000 Active 152 DOM
9. 2026-09-15
   days on market $260,000 Active 151 DOM
10. 2026-09-14
    days on market $260,000 Active 150 DOM
11. 2026-09-13
    days on market $260,000 Active 149 DOM
12. 2026-09-12
    days on market $260,000 Active 148 DOM
13. 2026-09-11
    days on market $260,000 Active 147 DOM
14. 2026-09-06
    pricedays on market $260,000 Active 141 DOM
15. 2026-09-04
    days on market $274,990 Active 140 DOM
16. 2026-09-03
    days on market $274,990 Active 139 DOM
17. 2026-08-31
    days on market $274,990 Active 136 DOM
18. 2026-08-30
    days on market $274,990 Active 135 DOM
19. 2026-08-29
    days on market $274,990 Active 134 DOM
20. 2026-08-28
    days on market $274,990 Active 133 DOM
21. 2026-08-27
    days on market $274,990 Active 132 DOM
22. 2026-08-25
    days on market $274,990 Active 130 DOM
23. 2026-08-24
    days on market $274,990 Active 129 DOM
24. 2026-08-23
    days on market $274,990 Active 128 DOM
25. 2026-08-22
    days on market $274,990 Active 127 DOM
26. 2026-08-21
    days on market $274,990 Active 126 DOM
27. 2026-08-20
    days on market $274,990 Active 125 DOM
28. 2026-08-19
    days on market $274,990 Active 124 DOM
29. 2026-08-18
    days on market $274,990 Active 123 DOM
30. 2026-08-17
    days on market $274,990 Active 122 DOM
31. 2026-08-16
    days on market $274,990 Active 121 DOM
32. 2026-08-15
    days on market $274,990 Active 120 DOM
33. 2026-08-14
    days on market $274,990 Active 119 DOM
34. 2026-08-13
    pricedays on market $274,990 Active 118 DOM
35. 2026-08-12
    days on market $282,995 Active 117 DOM
36. 2026-08-11
    days on market $282,995 Active 116 DOM
37. 2026-08-10
    days on market $282,995 Active 115 DOM
38. 2026-08-09
    days on market $282,995 Active 114 DOM
39. 2026-08-08
    days on market $282,995 Active 113 DOM
40. 2026-08-07
    days on market $282,995 Active 112 DOM
41. 2026-08-06
    days on market $282,995 Active 111 DOM
42. 2026-08-05
    days on market $282,995 Active 110 DOM
43. 2026-08-04
    days on market $282,995 Active 109 DOM
44. 2026-08-03
    days on market $282,995 Active 108 DOM
45. 2026-07-31
    days on market $282,995 Active 105 DOM
46. 2026-07-30
    days on market $282,995 Active 103 DOM
47. 2026-07-27
    days on market $282,995 Active 101 DOM
48. 2026-07-25
    days on market $282,995 Active 99 DOM
49. 2026-07-24
    days on market $282,995 Active 98 DOM
50. 2026-07-23
    days on market $282,995 Active 97 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: $24,609
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − HOA: −$540
• − Depreciation: −$7,273
• Taxable loss: −$6,145
• Est. tax savings @ 24.0%: +$1,475
• After-tax cash flow: $-356/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 single-family home in Richmond Hills, Supply, NC, is in excellent condition with no visible repairs needed. It offers a good balance of comfort and practicality, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Add a smart home system — Improves energy efficiency and adds modern amenities for potential buyers/renters. ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Supply Elementary F NC #625/1,410 Nat'l #17,692/41,679 Middle Cedar Grove Middle F NC #305/475 Nat'l #8,059/14,009 High South Brunswick High C+ NC #216/535 Nat'l #3,588/17,239

Schools (NCES district)

• District: Brunswick County Schools
• NCES district ID: 3700420
• Math proficiency: 45% ▲ 4.00%
• Reading proficiency: 47% ▲ 4.00%
• Median HH income: $47,494
• Composite: 39.23/100
• National rank: #4011
• State rank: #82 of 178 in NC

Livability — Supply

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Brunswick County · 152,111 people
• City population: 12,340
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 12,340
• Household income: $60,349
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 10% of renters

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Population outlook (Brunswick County) Hauer SSP2

• Today (2025): 152,111 people
• By 2030: 165,705 · +8.9%
• By 2040: 188,494 · +23.9%
• By 2050: 206,228 · +35.6%
• By 2075: 237,876 · +56.4%
• By 2100: 251,451 · +65.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 4% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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Political lean MEDSL · Brunswick

• 2024 margin: Strong R (+24.9) · D 37.2% · R 62.0%
• 2008→2024 swing: -6.9pp toward R · 2008: -17.9pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+25.0 2016: R+28.7 2012: R+22.2 2008: R+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -259.44%
• Current HPI: 144.2462
• Rent YoY: —
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-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

• HOA & community: Homeowners association with annual fee of $540 (about $45/month)

Exterior

• Parking: Attached garageGarage door openerTwo garage spaces (two total parking spaces)
• Utilities: Public waterSewer availableWater available
• Home design: Single family residenceOne levelEntry level: 1New construction
• Construction: Vinyl siding and frame constructionSlab foundationBuilt as new construction
• Exterior features: Covered patioPatioNo fencingShingle roofPaved road accessStreet lights in communityHas view

Interior

• Kitchen: Built-in electric ovenMicrowaveDishwasherRefrigeratorFreezer
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heatingElectric heatingCentral air conditioning
• Interior features: High ceilingsKitchen islandPantryWindow coveringsAccessible full bathroom
• Laundry & utility: WasherDryerElectric water heater

Price history

1 event — show timeline

• 2026-04-17 Listed $282,995 Hive MLS