6421 Pinnacle Pt · Leland, NC 28479

$315,000

3 bd · 2.0 ba · 1,516 sqft · Townhouse public records · 45 Days on market

Built 2020 Good condition 4,182 sqft lot Est $312k · at est. $295/mo HOA · 11% 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 +9.7/30.0
• ARV discount +7.1/15.0
• Appreciation +5.6/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Enjoy one-story living and a low maintenance lifestyle in the Islander home. With an open floor plan, this home welcomes you with the dining and great room surrounding the kitchen. The great room and master bedroom both have a trey ceiling. Additional features include, granite kitchen countertops, 42'' cabinets, stainless steel appliances, LED and pendant lighting, trim detail, luxury plank flooring, fenced in rear yard, utility room off the kitchen, walk-in closet, and a two-car garage.

Key facts

• Covered front porch
• Tray ceiling
• Modern chandelier

Tags

• COVERED FRONT PORCH
• BAR-HEIGHT PENINSULA
• MODERN CHANDELIER
• TRAY CEILING
• SLIDING GLASS DOORS
• WALK-IN CLOSET

Property features AI

Finance

• Other: Subdivision: Mallory Creek Plantation
• HOA & community: Homeowners association with annual fee (annually); Community amenities: pool, clubhouse, playground, basketball court, picnic area, trails, maintained grounds, sidewalks, street lights

Exterior

• Parking: Attached front-facing 2-car garage with garage door opener; Paved parking; 2 total parking spaces
• Utilities: Public water; Natural gas connected; Sewer connected; Electric power connected
• Home design: Townhouse; Single-story (entry level 1); Has a view
• Construction: Vinyl siding on frame construction; Slab foundation; Metal and shingle roof
• Exterior features: Covered patio and porch; Front porch; Wood full backyard fence

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Microwave; Garbage disposal; Gas water heater
• Bedrooms: Rooms total: 6
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Master suite on the main level; Tray ceilings and high ceilings; Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (17.6% below list).
• Recommended offer: $260k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.2% in Leland — 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 68/100 on livability (#177 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: Belville Elementary (math 51% / reading 49%, grade D+, #409 of 1,410 statewide, top 29%, 726 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: 191 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.2% local appreciation)).
• Brunswick County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $244k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,567 (17.6% 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 45 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. 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?
6. 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.
7. 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.
8. 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: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.88
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $312,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6440 Pinnacle Pt	0.05mi	3/2.0	1,532 (+1%)	4mo	$315,000	$206	93
6453 Pinnacle Pt	0.06mi	3/2.0	1,525 (+1%)	8mo	$315,000	$207	89
2853 Southern Magnolia Dr	0.08mi	3/2.0	1,521 (+0%)	9mo	$330,000	$217	88
6484 Pinnacle Pt	0.13mi	3/2.0	1,516 (0%)	8mo	$337,000	$222	88
8239 Paramount Pt	0.06mi	3/3.0	1,650 (+9%)	3mo	$247,000	$150	76
8267 Paramount Pt	0.07mi	3/3.0	1,647 (+9%)	6mo	$249,900	$152	73
8417 Paramount Pt	0.15mi	3/3.0	1,652 (+9%)	6mo	$252,000	$153	69
8353 Paramount Pt	0.13mi	3/3.0	1,652 (+9%)	8mo	$248,400	$150	68
8413 Paramount Pt	0.15mi	3/3.0	1,652 (+9%)	9mo	$265,000	$160	66
1153 Lillibridge Dr	0.67mi	3/2.0	1,738 (+15%)	2mo	$365,000	$210	43
1177 Lillibridge Dr	0.63mi	3/2.0	1,730 (+14%)	6mo	$329,000	$190	42
1133 Lillibridge Dr	0.73mi	3/2.0	1,724 (+14%)	7mo	$362,000	$210	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.96×
• Total profit: $-3,556
• Equity at exit: $111,376

10-year hold

• IRR: 4.0%
• Equity multiple: 1.50×
• Total profit: $43,978
• Equity at exit: $151,024

Cash invested: $88,200 (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 28479

• Home prices YoY: 0.8%
• Active inventory: 191
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,596 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$179 /mo · $2,146/yr
• Insurance: −$131
• HOA: −$295
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-206

Break-even live

Break-even rent $2,857

Max offer price $278,542

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-117	+0% $-206	+5% $-296	+10% $-385
Rent	-10% $-411	-5% $-309	+0% $-206	+5% $-104	+10% $-1
Rate	-1.0pp $-48	-0.5pp $-126	base $-206	+0.5pp $-288	+1.0pp $-371

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4756 Scaup Way Winnabow, NC	3.0	2.0	1618	$3,500	$2.16	15d	1	0.42mi
136 N Palm Dr Winnabow, NC	3.0	2.0	1235	$1,850	$1.50	25d	1	0.94mi
136 N Palm Dr Winnabow, NC	3.0	2.0	1235	$1,850	$1.50	15d	1	0.94mi
226 Chambers St Winnabow, NC	3.0	2.0	1312	$2,100	$1.60	25d	1	1.14mi
2108 Silty Soil Ct Leland, NC	2.0–3.0	2.5	1442	$2,074	$1.44	15d	23	1.49mi

HOA detail

• Monthly dues: $295 · $3,540/yr

Listing history 20 events

1. 2026-06-22
   days on market $315,000 Active 45 DOM
2. 2026-06-18
   days on market $315,000 Active 42 DOM
3. 2026-06-17
   days on market $315,000 Active 41 DOM
4. 2026-06-16
   days on market $315,000 Active 40 DOM
5. 2026-06-15
   days on market $315,000 Active 39 DOM
6. 2026-06-14
   days on market $315,000 Active 37 DOM
7. 2026-06-13
   days on market $315,000 Active 36 DOM
8. 2026-06-10
   days on market $315,000 Active 34 DOM
9. 2026-06-09
   days on market $315,000 Active 33 DOM
10. 2026-06-08
    days on market $315,000 Active 32 DOM
11. 2026-06-07
    days on market $315,000 Active 31 DOM
12. 2026-06-05
    days on market $315,000 Active 28 DOM
13. 2026-06-03
    days on market $315,000 Active 27 DOM
14. 2026-06-02
    days on market $315,000 Active 26 DOM
15. 2026-06-01
    days on market $315,000 Active 25 DOM
16. 2026-05-31
    days on market $315,000 Active 24 DOM
17. 2026-05-30
    days on market $315,000 Active 23 DOM
18. 2026-05-07
    listed $315,000 Active
19. 2020-07-07
    soldstatus $243,600 492-char remark

    Show marketing remark (492 chars)

    Enjoy one-story living and a low maintenance lifestyle in the Islander home. With an open floor plan, this home welcomes you with the dining and great room surrounding the kitchen. The great room and master bedroom both have a trey ceiling. Additional features include, granite kitchen countertops, 42'' cabinets, stainless steel appliances, LED and pendant lighting, trim detail, luxury plank flooring, fenced in rear yard, utility room off the kitchen, walk-in closet, and a two-car garage.

20. 2020-02-07
    listed $243,600 492-char remark

    Show marketing remark (492 chars)

    Enjoy one-story living and a low maintenance lifestyle in the Islander home. With an open floor plan, this home welcomes you with the dining and great room surrounding the kitchen. The great room and master bedroom both have a trey ceiling. Additional features include, granite kitchen countertops, 42'' cabinets, stainless steel appliances, LED and pendant lighting, trim detail, luxury plank flooring, fenced in rear yard, utility room off the kitchen, walk-in closet, and a two-car garage.

ⓘ 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: $2,146 · $179/mo
• Projected year-2 tax: $2,583 · $215/mo
• Expected delta: +$437/yr (+$36/mo · 20.4%)

ⓘ 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 ≥105°F today · 18 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: $31,148
• − Mortgage interest: −$17,645
• − Property taxes: −$2,146
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,492
• − Management: −$2,492
• − HOA: −$3,540
• − Depreciation: −$9,164
• Taxable loss: −$7,905
• Est. tax savings @ 24.0%: +$1,897
• After-tax cash flow: $-579/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse in The Pinnacle at Mallory Creek Plantation is ready for immediate occupancy with minor cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both paint exterior trim — enhances curb appeal and value
• Both trim landscaping — improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior trim — enhances curb appeal and value ↑
• Both trim landscaping — improves curb appeal and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Leland

• Score: 68/100
• State rank: #177
• US rank: #9158

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

• Census place: Leland, NC
• City population: 46,933
• Population (ZIP): 6,971

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 (72%)
• Race & ethnicity: White 72% Black 13% Two or more races 13% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 1.23%
• Current HPI: 159.4516
• Rent YoY: —
• Metro: —
• 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

+29.3% since first listed

3 events — show timeline

• 2026-05-07 Listed $315,000 Hive MLS
• 2020-07-07 Sold (MLS) $243,600 Hive MLS
• 2020-02-07 Listed $243,600 Hive MLS

Property tax history

+48.8%/yr

Latest (2025): $2,146 · +0.0% YoY. Source: county tax records.