1442 Judith Dr SE · Oak Island, NC 28422

$300,000

3 bd · 2.5 ba · 1,603 sqft · SingleFamily public records · 35 Days on market

Built 2015 7,405 sqft lot Est $303k · at est. $105/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 +7.9/15.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNDER CONSTRUCTION!!!! The Rosedale (2-car) from H & H Homes offers incredible quality of construction fused with many energy efficient features. The 2X6 exterior construction for added insulation, radiant barrier roof sheathing for sun deflection, 15 seer heat pump and low e windows are just a few. This ranch style home offers maximum privacy with the split bedroom plan. The vaulted family room with fireplace opens to the kitchen and dining area. The covered porch and patio or deck is perfect for outdoor entertaining. The master suite features large walk in closet, dual vanities, tub and separate shower. Bedrooms two and three share a full bath. Come and enjoy the outdoor pool, nature trails, club house and executive golf course of New South Bridge today

Key facts

• Vaulted ceiling
• Walk-in closet
• Soaking tub

Tags

• OPEN FLOORPLAN
• VAULTED CEILING
• FIRST-FLOOR PRIMARY SUITE
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• SOAKING TUB

Property features AI

Finance

• HOA & community: Homeowners association with management; HOA fee $1,260 annually (about $105/month); Community pool

Exterior

• Parking: Attached 2-car garage; Paved parking
• Utilities: Public water; Sewer connected; Water connected
• Home design: Single family residence; Two levels (2 stories); Entry level: 1
• Construction: Built with vinyl siding, stone veneer and frame construction; Slab foundation; Shingle roof
• Exterior features: Covered patio/porch; No fencing; Property has a view; Paved road frontage on a private road

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: Master downstairs
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Master bedroom on main level; Walk-in closet(s); Vaulted and high ceilings; Kitchen island; Ceiling fans; Pantry
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-55 ($-655/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (22.1% below list).
• Recommended offer: $234k (22.1% 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: Virginia Williamson Elem (math 50% / reading 49%, grade D, #417 of 1,410 statewide, top 32%, 502 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: 569 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 40% of the median local income ($69k/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 $9k 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 35 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $300k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $233,571 (22.1% 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 35 days. Have you received any prior offers? Is the seller open to a 22% 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 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?
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: 0.78% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $302,967
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1803 St Patricks Ct SE	0.43mi	3/2.0	1,618 (+1%)	5mo	$285,000	$176	72
1608 Godney Ct SE	0.51mi	3/2.0	1,636 (+2%)	1mo	$254,500	$156	70
1728 Culdees Ln SE	0.55mi	3/2.0	1,618 (+1%)	2mo	$325,000	$201	69
1480 Gate Hill Rd SE	0.18mi	3/2.0	1,412 (-12%)	4mo	$290,000	$205	66
1155 Little Martha Way SE Lot 11	0.66mi	3/2.0	1,618 (+1%)	2mo	$365,000	$226	64
1465 W Black Squirrel Ln SE	0.35mi	4/2.0 (+1)	1,508 (-6%)	3mo	$285,000	$189	64
1695 Haldon Ln SE	0.19mi	4/2.0 (+1)	1,768 (+10%)	4mo	$334,900	$189	64
1332 Cadbury Castle Dr SE	0.35mi	3/2.0	1,383 (-14%)	3mo	$293,000	$212	57
1534 Maltwood Ct SE	0.66mi	3/2.0	1,493 (-7%)	1mo	$269,000	$180	55
1442 Evergreen Forest Dr SE	0.44mi	4/2.0 (+1)	1,789 (+12%)	1mo	$307,000	$172	53
1551 Murre Ct SE	0.69mi	3/2.0	1,459 (-9%)	1mo	$278,000	$191	50
1108 Burled Oak Ridge Loop SE Lot 40	0.63mi	4/2.0 (+1)	1,770 (+10%)	2mo	$314,000	$177	45

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-52,162
• Equity at exit: $44,731

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-50,189
• Equity at exit: $25,939

Cash invested: $84,000 (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 28422

• Home prices YoY: -23.8%
• Active inventory: 569
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,336 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$125
• HOA: −$105
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-55

Break-even live

Break-even rent $2,405

Max offer price $290,355

Occupancy floor 97%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2208 Lakefront Dr SE Bolivia, NC	3.0–4.0	2.0–2.5	1595	$1,825	$1.14	14d	61	0.96mi
1004 Arborside Cir Bolivia, NC	1.0–3.0	1.0–2.5	1307	$2,170	$1.66	14d	15	1.36mi

HOA detail

• Monthly dues: $105 · $1,260/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   price $300,000 Active 35 DOM
2. 2026-06-18
   days on market $310,000 Active 35 DOM
3. 2026-06-17
   days on market $310,000 Active 34 DOM
4. 2026-06-16
   days on market $310,000 Active 33 DOM
5. 2026-06-15
   days on market $310,000 Active 32 DOM
6. 2026-06-14
   days on market $310,000 Active 30 DOM
7. 2026-06-13
   days on market $310,000 Active 29 DOM
8. 2026-06-10
   days on market $310,000 Active 27 DOM
9. 2026-06-09
   days on market $310,000 Active 26 DOM
10. 2026-06-08
    days on market $310,000 Active 25 DOM
11. 2026-06-07
    days on market $310,000 Active 24 DOM
12. 2026-06-05
    days on market $310,000 Active 21 DOM
13. 2026-06-03
    days on market $310,000 Active 20 DOM
14. 2026-06-02
    days on market $310,000 Active 19 DOM
15. 2026-06-01
    days on market $310,000 Active 18 DOM
16. 2026-06-01
    price $310,000 Active 17 DOM
17. 2026-05-31
    days on market $320,000 Active 17 DOM
18. 2026-05-30
    days on market $320,000 Active 16 DOM
19. 2026-05-14
    listed $320,000 Active
20. 2015-10-08
    soldstatus $175,000 769-char remark

    Show marketing remark (769 chars)

    UNDER CONSTRUCTION!!!! The Rosedale (2-car) from H & H Homes offers incredible quality of construction fused with many energy efficient features. The 2X6 exterior construction for added insulation, radiant barrier roof sheathing for sun deflection, 15 seer heat pump and low e windows are just a few. This ranch style home offers maximum privacy with the split bedroom plan. The vaulted family room with fireplace opens to the kitchen and dining area. The covered porch and patio or deck is perfect for outdoor entertaining. The master suite features large walk in closet, dual vanities, tub and separate shower. Bedrooms two and three share a full bath. Come and enjoy the outdoor pool, nature trails, club house and executive golf course of New South Bridge today

21. 2015-02-24
    listed $179,900 769-char remark

    Show marketing remark (769 chars)

    UNDER CONSTRUCTION!!!! The Rosedale (2-car) from H & H Homes offers incredible quality of construction fused with many energy efficient features. The 2X6 exterior construction for added insulation, radiant barrier roof sheathing for sun deflection, 15 seer heat pump and low e windows are just a few. This ranch style home offers maximum privacy with the split bedroom plan. The vaulted family room with fireplace opens to the kitchen and dining area. The covered porch and patio or deck is perfect for outdoor entertaining. The master suite features large walk in closet, dual vanities, tub and separate shower. Bedrooms two and three share a full bath. Come and enjoy the outdoor pool, nature trails, club house and executive golf course of New South Bridge today

22. 2014-11-21
    soldstatus $63,000

ⓘ 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: $1,159 · $97/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$1,301/yr (+$108/mo · 112.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $28,029
• − Mortgage interest: −$16,805
• − Property taxes: −$1,159
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − HOA: −$1,260
• − Depreciation: −$8,727
• Taxable loss: −$5,907
• Est. tax savings @ 24.0%: +$1,418
• After-tax cash flow: $762/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
• City population: 8,756
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 10,059
• Household income: $69,412
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 243.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 8% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -44.19%
• Current HPI: 141.1956
• Rent YoY: —
• 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

+407.9% since first listed

4 events — show timeline

• 2026-05-14 Listed $320,000 Hive MLS
• 2015-10-08 Sold (MLS) $175,000 Hive MLS
• 2015-02-24 Listed $179,900 Hive MLS
• 2014-11-21 Sold (Public Records) $63,000 Public Records

Property tax history

+34.9%/yr

Latest (2025): $1,159 · +0.0% YoY. Source: county tax records.