4975 N Hampton Dr SE · Oak Island, NC 28461

$255,000

3 bd · 2.0 ba · 1,106 sqft · SingleFamily public records · 174 Days on market

Built 2008 7,492 sqft lot Est $250k · at est. $88/mo HOA · 4% 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).

• Cash flow +12.3/30.0
• ARV discount +6.6/15.0
• Schools +3.9/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Pelican model is for the young at heart. A gigantic great room for special entertaining, & a super sized master bedroom with walk in closet. All this is attainable within a short drive to the Oak Island beaches and historic Southport NC. Carolina Place offers a community pool, a crab dock and boat & RV storage.

Key facts

• Community pool
• Boat storage
• Master bedroom

Tags

• GREAT ROOM
• MASTER BEDROOM
• WALK IN CLOSET
• COMMUNITY POOL
• CRAB DOCK
• BOAT STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-47 ($-562/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (21.1% below list).
• Recommended offer: $201k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.8% in Oak Island — 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 67/100 on livability (#233 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment 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: Southport Elementary (math 59% / reading 56%, grade C+, #245 of 1,410 statewide, top 18%, 403 students, 99% FRL); South Brunswick Middle (math 41% / reading 49%, grade D, #160 of 475 statewide, top 35%, 572 students, 100% FRL); South Brunswick High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 1,172 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 flat; 884 active listings in the ZIP; solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).

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 174 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask is 725% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,275 (21.1% 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 174 days. Have you received any prior offers? Is the seller open to a 21% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $249,956
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4943 N Hampton Dr SE	0.07mi	3/2.0	1,193 (+8%)	5mo	$270,000	$226	80
5005 N Hampton Dr SE	0.07mi	3/2.0	1,067 (-4%)	21mo	$225,000	$211	74
4537 Fleetwood Dr SE	0.11mi	3/2.0	1,259 (+14%)	3mo	$265,000	$210	69
4412 Flagship Ave SE	0.37mi	2/2.0 (-1)	1,020 (-8%)	9mo	$255,000	$250	58
4430 Spinnaker St SE	0.45mi	3/2.0	1,251 (+13%)	2mo	$290,000	$232	56

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.32×
• Total profit: $-48,828
• Equity at exit: $38,021

10-year hold

• IRR: -18.3%
• Equity multiple: 0.10×
• Total profit: $-64,104
• Equity at exit: $22,048

Cash invested: $71,400 (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 28461

• Rents YoY: 0.7%
• Active inventory: 884
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,013 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$106
• HOA: −$88
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-47

Break-even live

Break-even rent $2,072

Max offer price $246,723

Occupancy floor 97%

Sensitivity live

Price	-10% $97	-5% $25	+0% $-47	+5% $-119	+10% $-191
Rent	-10% $-206	-5% $-126	+0% $-47	+5% $33	+10% $112
Rate	-1.0pp $82	-0.5pp $18	base $-47	+0.5pp $-113	+1.0pp $-180

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $88 · $1,056/yr
• Likely covers: pool

Listing history 13 events

1. 2026-04-13
   status Pending
2. 2026-04-11
   price $255,000
3. 2026-02-24
   status Active
4. 2026-02-21
   status Pending
5. 2026-02-15
   price $275,000
6. 2026-01-08
   price $290,000
7. 2025-10-17
   price $309,000
8. 2025-10-17
   listed $30,900 Active
9. 2021-07-27
   soldstatus $235,000
10. 2021-05-25
    soldstatus $190,000
11. 2003-09-01
    soldstatus $119,000
12. 2003-01-13
    historical
13. 2002-03-15
    listed $124,900

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $2,091 · $174/mo
• Expected delta: +$826/yr (+$69/mo · 65.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,153
• − Mortgage interest: −$14,284
• − Property taxes: −$1,265
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − HOA: −$1,056
• − Depreciation: −$7,418
• Taxable loss: −$5,010
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $640/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: 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 — Oak Island

• Score: 67/100
• State rank: #233
• US rank: #10757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 131,536 people
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 23,762
• Household income: $82,692
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 161.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Slovak 3% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -195.19%
• Current HPI: 142.5667
• Rent YoY: ▲ 0.74%
• 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

Price history

+104.2% since first listed

13 events — show timeline

• 2026-04-13 Pending — Hive MLS
• 2026-04-11 Price Changed $255,000 Hive MLS
• 2026-02-24 Relisted — Hive MLS
• 2026-02-21 Pending — Hive MLS
• 2026-02-15 Price Changed $275,000 Hive MLS
• 2026-01-08 Price Changed $290,000 Hive MLS
• 2025-10-17 Price Changed $309,000 Hive MLS
• 2025-10-17 Listed $30,900 Hive MLS
• 2021-07-27 Sold (Public Records) $235,000 Public Records
• 2021-05-25 Sold (Public Records) $190,000 Public Records
• 2003-09-01 Sold (Public Records) $119,000 Public Records
• 2003-01-13 Listing Removed — Hive MLS
• 2002-03-15 Listed $124,900 Hive MLS

Property tax history

+5.2%/yr

Latest (2025): $1,265 · +0.0% YoY. Source: county tax records.