1220 Saint Johns Church Rd · Hampstead, NC 28443

$250,000

4 bd · 3.0 ba · 2,432 sqft · Manufactured public records · 45 Days on market

Built 2003 0.46 ac lot

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Why this score? — see what drove the C+ 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).

• Cash flow +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a generous 0.46-acre lot, this spacious 4-bedroom, 2-bathroom home offers over 2,300 square feet of comfortable living space in highly sought-after Hampstead. Built in 2003 and legally converted to real property, this home delivers the perfect blend of privacy, functionality, and everyday convenience. Step inside to discover a thoughtfully designed floor plan featuring multiple living areas -- ideal for hosting gatherings or simply giving everyone room to spread out. The heart of the home is a large kitchen with ample cabinetry and workspace that flows seamlessly into the dining and main living rooms. You will love the desirable split-bedroom layout, which ensures maximum pri

Key facts

• Split-bedroom layout
• Walk-in closet
• Large kitchen

Tags

• 0.46-ACRE LOT
• MULTIPLE LIVING AREAS
• LARGE KITCHEN
• SPLIT-BEDROOM LAYOUT
• WALK-IN CLOSET
• PRIVATE EN-SUITE BATH

Property features AI

Finance

• Other: Property is residential, zoned RP; Views present; Horses allowed

Exterior

• Parking: On-site unpaved parking
• Utilities: No utilities listed
• Home design: Manufactured home; One level entry; Single-story
• Construction: Vinyl siding and frame construction; Block foundation; Shingle roof; Built as a manufactured home
• Exterior features: Covered front porch; Porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Window coverings; Total of 9 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.1% in Hampstead — 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 71/100 on livability (#109 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: health & safety D, amenities F, commute F.
• Pender County Schools (rural): math 49% / reading 50% proficiency, ranked #66 of 178 in NC (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Topsail Elementary (math 61% / reading 58%, grade B-, #205 of 1,410 statewide, top 16%, 557 students, 34% FRL); Topsail Middle (math 64% / reading 65%, grade A-, #30 of 475 statewide, top 7%, 807 students, 20% FRL); Topsail High (math 67% / reading 72%, grade B, #121 of 535 statewide, top 24%, 1,777 students, 22% FRL) — zoned schools average 25% FRL vs 47% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 50% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Pender County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.6%/yr); 509 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 943 units permitted in Pender County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($90k/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.
• Pender County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.88%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $429
• Equity at exit: $37,276

10-year hold

• IRR: 11.2%
• Equity multiple: 1.94×
• Total profit: $65,556
• 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 →

ZIP-level market 28443

• Rents YoY: 4.6%
• Active inventory: 509
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,678 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $577

Break-even live

Break-even rent $1,949

Max offer price $250,000

Occupancy floor 73%

Sensitivity live

Price	-10% $718	-5% $647	+0% $577	+5% $506	+10% $435
Rent	-10% $365	-5% $471	+0% $577	+5% $682	+10% $788
Rate	-1.0pp $702	-0.5pp $640	base $577	+0.5pp $512	+1.0pp $446

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
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Violetear Rdg Hampstead, NC	5.0	3.0	2331	$3,000	$1.29	14d	1	0.84mi
125 Egret Ct Unit 305 Hampstead, NC	3.0	2.5	1628	$2,175	$1.34	22d	1	0.85mi

Listing history 16 events

1. 2026-06-18
   days on market $250,000 Active 45 DOM
2. 2026-06-17
   days on market $250,000 Active 44 DOM
3. 2026-06-16
   days on market $250,000 Active 43 DOM
4. 2026-06-15
   days on market $250,000 Active 42 DOM
5. 2026-06-14
   days on market $250,000 Active 40 DOM
6. 2026-06-13
   days on market $250,000 Active 39 DOM
7. 2026-06-10
   days on market $250,000 Active 37 DOM
8. 2026-06-09
   days on market $250,000 Active 36 DOM
9. 2026-06-08
   days on market $250,000 Active 35 DOM
10. 2026-06-07
    days on market $250,000 Active 34 DOM
11. 2026-06-03
    days on market $250,000 Active 30 DOM
12. 2026-06-03
    days on market $250,000 Active 29 DOM
13. 2026-06-01
    days on market $250,000 Active 28 DOM
14. 2026-05-31
    days on market $250,000 Active 27 DOM
15. 2026-05-30
    days on market $250,000 Active 26 DOM
16. 2026-05-04
    listed $250,000 Active

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

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $1,492 · $124/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$558/yr (+$47/mo · 37.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,142
• − Mortgage interest: −$14,004
• − Property taxes: −$1,492
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,571
• − Management: −$2,571
• − Depreciation: −$7,273
• Taxable income: $2,981
• Est. tax owed @ 24.0%: −$715
• After-tax cash flow: $6,203/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.

Schools (NCES district)

• District: Pender County Schools
• NCES district ID: 3703570
• Math proficiency: 49% ▲ 3.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $45,792
• Composite: 41.97/100
• National rank: #3342
• State rank: #66 of 178 in NC

Livability — Hampstead

• Score: 71/100
• State rank: #109
• US rank: #6880

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampstead, NC
• County: Pender County · 28,416 people
• City population: 28,416
• Metro: Wilmington, NC
• Population (ZIP): 28,416
• Household income: $90,477
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 700.0

Population outlook (Pender County) Hauer SSP2

• Today (2025): 69,295 people
• By 2030: 74,990 · +8.2%
• By 2040: 85,954 · +24.0%
• By 2050: 95,925 · +38.4%
• By 2075: 117,525 · +69.6%
• By 2100: 129,074 · +86.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Black 5% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Romanian 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Pender

• 2024 margin: Solid R (+35.0) · D 32.1% · R 67.0%
• 2008→2024 swing: -19.4pp toward R · 2008: -15.6pp · 2024: -35.0pp
• All cycles: 2024: R+35.0 2020: R+29.9 2016: R+30.4 2012: R+20.4 2008: R+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.51%
• Current HPI: 188.426
• Rent YoY: ▲ 4.57%
• Metro: Wilmington, 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

Price history

1 event — show timeline

• 2026-05-04 Listed $250,000 Hive MLS

Property tax history

+7.7%/yr

Latest (2025): $1,492 · +0.0% YoY. Source: county tax records.