2151 Wild Indigo Cir NW Lot 76 · Calabash, NC 28467

$214,990

3 bd · 3.0 ba · 1,457 sqft · Townhouse · 50 Days on market

Built 2026 Excellent condition 2,178 sqft lot Garage $148/sqft · at area comps Est $220k · at est. $368/mo HOA · 19% of rent ↓ 16% since listing

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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 +8.5/15.0
• Cash flow +7.3/30.0
• Condition / age +4.8/5.0
• Schools +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

End Unit! New Brunswick Plantation Townhomes! This interior 2 story floorplan offers 9' ceilings on first floor with 2 bedrooms/ 2 baths and 1 addition bedroom & bath on the second floor w/ 1 car garage. These are located in the Hampton's and has access to a first class amenity area w/ pools, workout room, meeting area, kitchen and pickleball/tennis courts. These townhomes will be ready for a August completion date. Images shown are artist's rendering and may contain options that are not standard on all models or not included in the purchase price. Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• $368 HOA
• Garage
• Pool

Tags

• FIRST CLASS AMENITY AREA
• PICKLEBALL TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (7.8% below list).
• Recommended offer: $173k (19.4% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.9% in Calabash — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#487 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D, amenities F, commute F.
• 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: Jessie Mae Monroe Elementary (math 43% / reading 41%, grade F, #633 of 1,410 statewide, top 48%, 394 students, 99% FRL); Shallotte Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 674 students, 100% FRL); West Brunswick High (math 50% / reading 56%, grade C-, #281 of 535 statewide, top 53%, 1,526 students, 100% FRL) — zoned schools average 100% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 972 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $6k 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 50 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Recommended offer $173,249 (19.4% 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 50 days. Have you received any prior offers? Is the seller open to a 19% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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: 0.92% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.75%
• DSCR: 0.74
• GRM: 9.0

CMA / ARV

• ARV (median comp): $219,650
• List price: $214,990
• Delta: -2.12%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2167 Wild Indigo Cir NW Lot 72	0.00mi	3/3.0	1,457 (0%)	0mo	$228,000	$156	100
2156 Wild Indigo Cir NW Lot 187	0.00mi	3/3.0	1,457 (0%)	1mo	$215,490	$148	99
2135 Wild Indigo Cir NW Lot 80	0.00mi	3/3.0	1,457 (0%)	1mo	$207,500	$142	99
2160 Wild Indigo Cir NW Lot 186	0.00mi	3/3.0	1,457 (0%)	1mo	$219,850	$151	99
2148 Wild Indigo Cir NW Lot 189	0.00mi	3/3.0	1,457 (0%)	1mo	$208,500	$143	99
2164 NW Wild Indigo Cir NW Lot 185	0.00mi	3/3.0	1,457 (0%)	1mo	$239,000	$164	99
2143 Wild Indigo Cir NW Lot 78	0.00mi	3/3.0	1,457 (0%)	1mo	$204,990	$141	99
2118 Wild Indigo Cir NW Lot 194	0.00mi	3/3.0	1,457 (0%)	1mo	$209,500	$144	99
2114 Wild Indigo Cir NW Lot 195	0.00mi	3/3.0	1,457 (0%)	2mo	$219,650	$151	98
2131 Wild Indigo Cir NW Lot 81	0.00mi	3/3.0	1,437 (-1%)	2mo	$218,400	$152	96
2127 Wild Indigo Cir NW Lot 82	0.00mi	3/3.0	1,437 (-1%)	2mo	$245,000	$170	96
2126 Wild Indigo Cir	0.00mi	3/3.0	1,437 (-1%)	2mo	$234,000	$163	96

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: -26.0%
• Equity multiple: 0.12×
• Total profit: $-52,954
• Equity at exit: $32,056

10-year hold

• IRR: -22.2%
• Equity multiple: -0.14×
• Total profit: $-68,729
• Equity at exit: $18,588

Cash invested: $60,197 (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 →

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

Active competition Active MLS

• For sale now: 5 active · 13 under contract
• Months of supply: 2.5 mo (40%/mo absorbed)
• Median asking: $219,000 ($150/sqft)
• Median days on market: 12 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +0.3% vs current asking $/sqft

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

ZIP-level market 28467

• Home prices YoY: -33.7%
• Active inventory: 972
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$368
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-288

Break-even live

Break-even rent $2,347

Max offer price $173,249

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-214	+0% $-288	+5% $-363	+10% $-437
Rent	-10% $-445	-5% $-367	+0% $-288	+5% $-210	+10% $-132
Rate	-1.0pp $-180	-0.5pp $-234	base $-288	+0.5pp $-344	+1.0pp $-401

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: $53,748
• Closing costs: $6,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1086 Mille Ave Calabash, NC	3.0	2.0	1232	$2,000	$1.62	119d	1	0.23mi
1070 River Dr Calabash, NC	2.0	1.0	1200	$2,000	$1.67	6d	1	0.26mi
1420 Sherman Dr Calabash, NC	2.0–3.0	1.0–2.0	1011	$770	$0.76	109d	3	0.31mi
834 Greenwood Ct Calabash, NC	3.0	2.0	1475	$2,100	$1.42	109d	1	0.45mi
1063 Harbor Dr Calabash, NC	3.0	2.0	1421	$2,200	$1.55	117d	1	0.68mi
660 Aubrey Ln Calabash, NC	1.0–2.0	1.0–2.0	1081	$2,650	$2.45	4d	45	0.72mi
7112 Town Center Rd Sunset Beach, NC	1.0–2.0	1.0–2.0	955	$1,400	$1.47	109d	13	0.91mi
891 Mh Marina Rd #2 Carolina Shores, NC	2.0	2.0	1250	$1,500	$1.20	6d	1	0.91mi
891 Mh Marina Rd #3 Carolina Shores, NC	2.0	2.0	1250	$1,300	$1.04	109d	1	0.91mi
1039 Harbor Dr Calabash, NC	3.0	2.0	1520	$2,200	$1.45	0d	1	0.91mi
1031 Harbor Dr Calabash, NC	3.0	2.0	1520	$1,950	$1.28	6d	1	0.99mi
1035 Brightwater Way Calabash, NC	1.0–3.0	1.0–2.5	1327	$2,195	$1.65	6d	1	1.11mi
1016 Harbor Dr Calabash, NC	4.0	2.0	1780	$2,400	$1.35	109d	1	1.14mi
908 Resort Cir Unit 1 Sunset Beach, NC	3.0	2.0	1301	$1,500	$1.15	109d	1	1.32mi

Property features AI

Finance

• Other: Subdivision: Brunswick PlantationCommunity features include pool, sidewalks and street lights
• HOA & community: Homeowners association with annual fee (reported annually)Association amenities include clubhouse, fitness center, indoor pool, jogging path, playground, tennis courts, trails, sport court, gated access, golf course access, game room, exercise course, maintained grounds and structures, sidewalks, street lights and poolAnnual association fee reported

Exterior

• Parking: Attached garage facing front1 garage space1 parking space totalConcrete and paved parking surfaces
• Security: Smoke detector(s)
• Utilities: Public waterSewer available and connectedWater available and connected
• Home design: TownhouseTwo levels / 2 storiesEntry level: 1
• Construction: Frame construction with brick veneer, glass and vinyl siding accentsSlab foundationNew constructionHome warranty included
• Exterior features: PatioPartial vinyl fencingSome areas with no fencingShingle/composition roofIrrigation equipmentPool house and tennis court(s) on the property complexPrivate paved road frontagePaved road surfaceHas view

Interior

• Kitchen: RangeDishwasherMicrowaveGarbage disposalPantryElectric water heater
• Bedrooms: Master on main (downstairs)
• Flooring: CarpetLaminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central airZoned coolingHeat pump (for heating and cooling)Electric forced air
• Interior features: Master bedroom located on the main floorWalk-in closet(s)High ceilingsEntrance foyerPantryUnfurnished
• Laundry & utility: Washer/dryer hookup (not specified as included)

HOA detail $368/mo · $4,416/yr

• Likely covers: pool

Listing history 41 events

1. 2026-07-31
   days on market $214,990 Active 50 DOM
2. 2026-07-29
   days on market $214,990 Active 48 DOM
3. 2026-07-27
   days on market $214,990 Active 46 DOM
4. 2026-07-25
   days on market $214,990 Active 44 DOM
5. 2026-07-24
   days on market $214,990 Active 43 DOM
6. 2026-07-23
   days on market $214,990 Active 42 DOM
7. 2026-07-22
   days on market $214,990 Active 41 DOM
8. 2026-07-21
   days on market $214,990 Active 40 DOM
9. 2026-07-19
   price $214,990 Active 37 DOM
10. 2026-07-18
    days on market $224,600 Active 37 DOM
11. 2026-07-16
    days on market $224,600 Active 35 DOM
12. 2026-07-16
    days on market $224,600 Active 34 DOM
13. 2026-07-14
    pricedays on market $224,600 Active 33 DOM
14. 2026-07-13
    days on market $234,600 Active 32 DOM
15. 2026-07-12
    days on market $234,600 Active 31 DOM
16. 2026-07-11
    pricedays on market $234,600 Active 30 DOM
17. 2026-07-10
    days on market $234,100 Active 29 DOM
18. 2026-07-09
    days on market $234,100 Active 28 DOM
19. 2026-07-08
    days on market $234,100 Active 27 DOM
20. 2026-07-07
    pricedays on market $234,100 Active 26 DOM
21. 2026-07-06
    days on market $239,100 Active 25 DOM
22. 2026-07-05
    days on market $239,100 Active 24 DOM
23. 2026-07-04
    days on market $239,100 Active 23 DOM
24. 2026-07-03
    days on market $239,100 Active 22 DOM
25. 2026-07-02
    days on market $239,100 Active 21 DOM
26. 2026-07-01
    days on market $239,100 Active 20 DOM
27. 2026-06-30
    days on market $239,100 Active 19 DOM
28. 2026-06-29
    days on market $239,100 Active 18 DOM
29. 2026-06-28
    days on market $239,100 Active 17 DOM
30. 2026-06-28
    days on market $239,100 Active 16 DOM
31. 2026-06-27
    pricedays on market $239,100 Active 15 DOM
32. 2026-06-25
    pricedays on market $249,100 Active 13 DOM
33. 2026-06-23
    days on market $260,450 Active 11 DOM
34. 2026-06-22
    days on market $260,450 Active 10 DOM
35. 2026-06-18
    days on market $260,450 Active 7 DOM
36. 2026-06-17
    days on market $260,450 Active 6 DOM
37. 2026-06-16
    pricedays on market $260,450 Active 5 DOM
38. 2026-06-15
    pricedays on market $270,400 Active 4 DOM
39. 2026-06-14
    days on market $279,900 Active 2 DOM
40. 2026-06-13
    remarks 667-char remark
41. 2026-06-13
    listed $279,900 Active 1 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: $23,776
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − HOA: −$4,416
• − Depreciation: −$6,254
• Taxable loss: −$7,041
• Est. tax savings @ 24.0%: +$1,690
• After-tax cash flow: $-1,772/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 · 9 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a modern kitchen, well-maintained bathrooms, and a stable foundation. Landscaping and painting improvements can further enhance its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior and interior — Fresh paint can make the home look newer and more appealing to potential buyers or renters. ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Jessie Mae Monroe Elementary F NC #633/1,410 Nat'l #17,861/41,679 Middle Shallotte Middle D NC #160/475 Nat'l #4,622/14,009 High West Brunswick High C- NC #281/535 Nat'l #4,893/17,239

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

C Composite livability gradescore 61/100

Livability — Calabash

• Score: 61/100
• State rank: #487
• US rank: #17866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calabash, NC
• County: Brunswick County · 152,111 people
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 13,313
• Household income: $75,341
• Rent vs Own: 10.4% rent · 89.6% own
• Severe rent burden: 14% 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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% 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: ▼ -67.90%
• Current HPI: 133.7186
• 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

• Other: Subdivision: Brunswick PlantationCommunity features include pool, sidewalks and street lights
• HOA & community: Homeowners association with annual fee (reported annually)Association amenities include clubhouse, fitness center, indoor pool, jogging path, playground, tennis courts, trails, sport court, gated access, golf course access, game room, exercise course, maintained grounds and structures, sidewalks, street lights and poolAnnual association fee reported

Exterior

• Parking: Attached garage facing front1 garage space1 parking space totalConcrete and paved parking surfaces
• Security: Smoke detector(s)
• Utilities: Public waterSewer available and connectedWater available and connected
• Home design: TownhouseTwo levels / 2 storiesEntry level: 1
• Construction: Frame construction with brick veneer, glass and vinyl siding accentsSlab foundationNew constructionHome warranty included
• Exterior features: PatioPartial vinyl fencingSome areas with no fencingShingle/composition roofIrrigation equipmentPool house and tennis court(s) on the property complexPrivate paved road frontagePaved road surfaceHas view

Interior

• Kitchen: RangeDishwasherMicrowaveGarbage disposalPantryElectric water heater
• Bedrooms: Master on main (downstairs)
• Flooring: CarpetLaminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central airZoned coolingHeat pump (for heating and cooling)Electric forced air
• Interior features: Master bedroom located on the main floorWalk-in closet(s)High ceilingsEntrance foyerPantryUnfurnished
• Laundry & utility: Washer/dryer hookup (not specified as included)

Price history

-16.2% since first listed

7 events — show timeline

• 2026-07-10 Price Changed $234,600 Hive MLS
• 2026-07-07 Price Changed $234,100 Hive MLS
• 2026-06-26 Price Changed $239,100 Hive MLS
• 2026-06-23 Price Changed $249,100 Hive MLS
• 2026-06-16 Price Changed $260,450 Hive MLS
• 2026-06-14 Price Changed $270,400 Hive MLS
• 2026-06-11 Listed $279,900 Hive MLS