3225 Edgehill Dr · Navassa, NC 28451

$274,990

3 bd · 2.5 ba · 1,628 sqft · Townhouse · 57 Days on market

Built 2026 Good condition 2,614 sqft lot Garage $169/sqft · at area comps Est $283k · at est. $200/mo HOA · 9% of rent

---

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 +8.8/15.0
• Cash flow +7.7/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +2.8/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

MOVE-IN READY BY THE END OF THE 2026 WITH $7,500 IN SELLER CREDIT AVAILABLE! Live close to Wilmington and the coast without the high price tag at Lakes at Riverbend Villas in Navassa, NC--where everyday living feels simple, connected, and relaxed. The Nassau Cove is designed for effortless, low-maintenance living with the added benefit of a first-floor owner's suite. Enter through the attached one-car garage and step into a beautifully designed gourmet kitchen with upgraded cabinetry and a large center island that overlooks the open great room and formal dining space. Luxury vinyl plank flooring enhances the main living area, creating a stylish and durable space for everyday living.

Key facts

• Covered porch
• Large center island
• Gourmet kitchen

Tags

• FIRST-FLOOR OWNER'S SUITE
• GOURMET KITCHEN
• LARGE CENTER ISLAND
• COVERED PORCH
• DUAL VANITY BATH
• SPACIOUS WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (18.0% below list).
• Recommended offer: $225k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.4% in Navassa — 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 70/100 on livability (#141 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: Lincoln Elementary (math 44% / reading 37%, grade F, #682 of 1,410 statewide, top 49%, 675 students, 100% FRL); Leland Middle (math 26% / reading 36%, grade F, #326 of 475 statewide, top 69%, 780 students, 100% FRL); North Brunswick High (math 57% / reading 49%, grade C-, #281 of 535 statewide, top 53%, 1,450 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: Rents rising (+1.2%/yr); 1803 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 33% of the median local income ($81k/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 57 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Recommended offer $225,489 (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 57 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. 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: 0.82% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 10.2

CMA / ARV

• ARV (median comp): $283,157
• List price: $274,990
• Delta: -2.53%
• 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
3209 Edgehill Dr	0.00mi	3/2.5	1,628 (0%)	2mo	$273,385	$168	98
3213 Edgehill Dr	0.00mi	3/2.5	1,628 (0%)	2mo	$293,675	$180	98
3201 Edgehill Dr	0.00mi	3/2.5	1,628 (0%)	2mo	$273,685	$168	98
3171 Edgehill Dr	0.01mi	3/2.5	1,633 (+0%)	4mo	$280,000	$171	95
3186 Edgehill Dr	0.03mi	3/2.5	1,567 (-4%)	0mo	$256,565	$164	92
3194 Edgehill Dr	0.03mi	3/2.5	1,567 (-4%)	0mo	$257,460	$164	92
3190 Edgehill Dr	0.03mi	3/2.5	1,567 (-4%)	0mo	$263,705	$168	92
3324 Primrose Dr	0.11mi	3/2.5	1,628 (0%)	4mo	$259,000	$159	92
3340 Primrose Dr	0.14mi	3/2.5	1,628 (0%)	6mo	$284,865	$175	89
3342 Primrose Dr	0.14mi	3/2.5	1,628 (0%)	6mo	$300,340	$184	89
4194 Farmfield Dr	0.13mi	3/2.5	1,628 (0%)	6mo	$269,990	$166	89
3170 Edgehill Dr	0.03mi	3/2.5	1,442 (-11%)	6mo	$275,000	$191	75

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 · 1.24% rent growth · sell at horizon

5-year hold

• IRR: -26.9%
• Equity multiple: 0.11×
• Total profit: $-68,647
• Equity at exit: $41,002

10-year hold

• IRR: -32.8%
• Equity multiple: -0.31×
• Total profit: $-100,847
• Equity at exit: $23,776

Cash invested: $76,997 (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: 12 active · 12 under contract
• Months of supply: 6.5 mo (15%/mo absorbed)
• Median asking: $271,445 ($168/sqft)
• Median days on market: 74 d
• This list price: 58% of active listings are priced below it
• ARV vs active asking: +3.4% vs current asking $/sqft

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

ZIP-level market 28451

• Rents YoY: 1.2%
• Active inventory: 1803
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,255 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$200
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-319

Break-even live

Break-even rent $2,659

Max offer price $228,826

Occupancy floor —

Sensitivity live

Price	-10% $-129	-5% $-224	+0% $-319	+5% $-414	+10% $-509
Rent	-10% $-497	-5% $-408	+0% $-319	+5% $-230	+10% $-141
Rate	-1.0pp $-181	-0.5pp $-249	base $-319	+0.5pp $-390	+1.0pp $-463

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: $68,748
• Closing costs: $8,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3160 Edgehill Dr Navassa, NC	3.0	2.5	1432	$2,319	$1.62	109d	1	0.04mi
867 Ashlar Cir Leland, NC	3.0	2.0	1696	$2,300	$1.36	119d	1	0.30mi

Property features AI

Finance

• Other: Zoning: PUDPrivate road access (paved)Lot information references plat
• HOA & community: Homeowners association (annual fee of $2,400 / approximately $200 monthly)Community amenities include clubhouse, fitness center, maintained grounds, playground, sport court, pool, sidewalks and street lights

Exterior

• Parking: Attached garage facing front1 garage space (garage door opener)Paved drivewayConcrete surfaces
• Security: Smoke detector(s)
• Utilities: Public waterSewer availableNatural gas availableWater available
• Home design: TownhouseTwo levels (2 stories)Entry level: 1New constructionResidential property
• Construction: Built with fiber cement, stone veneer and frameSlab foundation
• Exterior features: Shingle roofIrrigation equipmentNo patio or porch listedNo poolNo fencingView

Interior

• Kitchen: Gas oven and gas cooktopGas rangeRefrigeratorRangeDishwasherMicrowaveGarbage disposalVented exhaust fanPantryKitchen islandEat-in kitchen
• Bedrooms: Master bedroom located downstairs
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms1 half bathroomAccessible full bathroom
• Heating & cooling: Forced air heating (natural gas)Zoned heatingCentral air conditioningZoned cooling
• Interior features: Master suite on the main floorWalk-in closet(s)Entrance foyerKitchen islandPantryEat-in kitchenUnfurnished
• Laundry & utility: Laundry room with washer hookupTankless water heaterGas water heater

Listing history 49 events

1. 2026-09-24
   days on market $274,990 Active 57 DOM
2. 2026-09-23
   days on market $274,990 Active 56 DOM
3. 2026-09-22
   days on market $274,990 Active 55 DOM
4. 2026-09-21
   days on market $274,990 Active 54 DOM
5. 2026-09-20
   days on market $274,990 Active 53 DOM
6. 2026-09-19
   days on market $274,990 Active 52 DOM
7. 2026-09-18
   days on market $274,990 Active 51 DOM
8. 2026-09-17
   statusdays on market $274,990 Active 50 DOM
9. 2026-09-16
   price $274,990 Pending 49 DOM
10. 2026-07-22
    status $275,990 Pending 49 DOM
11. 2026-07-21
    days on market $275,990 Active 49 DOM
12. 2026-07-18
    days on market $275,990 Active 46 DOM
13. 2026-07-16
    days on market $275,990 Active 44 DOM
14. 2026-07-16
    days on market $275,990 Active 43 DOM
15. 2026-07-14
    days on market $275,990 Active 42 DOM
16. 2026-07-13
    days on market $275,990 Active 41 DOM
17. 2026-07-12
    days on market $275,990 Active 40 DOM
18. 2026-07-11
    days on market $275,990 Active 39 DOM
19. 2026-07-10
    days on market $275,990 Active 38 DOM
20. 2026-07-09
    days on market $275,990 Active 37 DOM
21. 2026-07-08
    days on market $275,990 Active 36 DOM
22. 2026-07-07
    days on market $275,990 Active 35 DOM
23. 2026-07-06
    days on market $275,990 Active 34 DOM
24. 2026-07-05
    days on market $275,990 Active 33 DOM
25. 2026-07-04
    days on market $275,990 Active 32 DOM
26. 2026-07-03
    days on market $275,990 Active 31 DOM
27. 2026-07-02
    days on market $275,990 Active 30 DOM
28. 2026-07-01
    days on market $275,990 Active 29 DOM
29. 2026-06-30
    days on market $275,990 Active 28 DOM
30. 2026-06-29
    days on market $275,990 Active 27 DOM
31. 2026-06-28
    days on market $275,990 Active 26 DOM
32. 2026-06-28
    days on market $275,990 Active 25 DOM
33. 2026-06-27
    days on market $275,990 Active 24 DOM
34. 2026-06-25
    days on market $275,990 Active 22 DOM
35. 2026-06-23
    days on market $275,990 Active 20 DOM
36. 2026-06-22
    days on market $275,990 Active 19 DOM
37. 2026-06-18
    days on market $275,990 Active 16 DOM
38. 2026-06-17
    days on market $275,990 Active 15 DOM
39. 2026-06-16
    days on market $275,990 Active 14 DOM
40. 2026-06-15
    days on market $275,990 Active 13 DOM
41. 2026-06-14
    days on market $275,990 Active 11 DOM
42. 2026-06-13
    days on market $275,990 Active 10 DOM
43. 2026-06-10
    days on market $275,990 Active 8 DOM
44. 2026-06-09
    days on market $275,990 Active 7 DOM
45. 2026-06-08
    days on market $275,990 Active 6 DOM
46. 2026-06-07
    days on market $275,990 Active 5 DOM
47. 2026-06-05
    days on market $275,990 Active 2 DOM
48. 2026-06-03
    remarks 699-char remark
49. 2026-06-03
    listed $275,990 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: $27,059
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − HOA: −$2,400
• − Depreciation: −$8,000
• Taxable loss: −$8,574
• Est. tax savings @ 24.0%: +$2,058
• After-tax cash flow: $-1,771/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 · 6 photos

Good 80/100 None rehab

This well-maintained townhouse in the Lakes at Riverbend Villas community is move-in ready with a good condition score and potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen appliances can make the space more functional and attractive to potential buyers/tenants. ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Lincoln Elementary F NC #682/1,410 Nat'l #19,191/41,679 Middle Leland Middle F NC #326/475 Nat'l #8,646/14,009 High North 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

B Composite livability gradescore 70/100

Livability — Navassa

• Score: 70/100
• State rank: #141
• US rank: #8091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Navassa, NC
• County: Brunswick County · 152,111 people
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 46,933
• Household income: $81,481
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 8% of renters

---

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%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 12% Hispanic / Latino 11% Two or more races 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

---

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: ▼ -99.99%
• Current HPI: 148.6217
• Rent YoY: ▲ 1.24%
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

---

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: Zoning: PUDPrivate road access (paved)Lot information references plat
• HOA & community: Homeowners association (annual fee of $2,400 / approximately $200 monthly)Community amenities include clubhouse, fitness center, maintained grounds, playground, sport court, pool, sidewalks and street lights

Exterior

• Parking: Attached garage facing front1 garage space (garage door opener)Paved drivewayConcrete surfaces
• Security: Smoke detector(s)
• Utilities: Public waterSewer availableNatural gas availableWater available
• Home design: TownhouseTwo levels (2 stories)Entry level: 1New constructionResidential property
• Construction: Built with fiber cement, stone veneer and frameSlab foundation
• Exterior features: Shingle roofIrrigation equipmentNo patio or porch listedNo poolNo fencingView

Interior

• Kitchen: Gas oven and gas cooktopGas rangeRefrigeratorRangeDishwasherMicrowaveGarbage disposalVented exhaust fanPantryKitchen islandEat-in kitchen
• Bedrooms: Master bedroom located downstairs
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms1 half bathroomAccessible full bathroom
• Heating & cooling: Forced air heating (natural gas)Zoned heatingCentral air conditioningZoned cooling
• Interior features: Master suite on the main floorWalk-in closet(s)Entrance foyerKitchen islandPantryEat-in kitchenUnfurnished
• Laundry & utility: Laundry room with washer hookupTankless water heaterGas water heater

Price history

1 event — show timeline

• 2026-06-02 Listed $275,990 Hive MLS