3659 Roseblossom Dr · Leland, NC 28451

$249,900

3 bd · 2.5 ba · 1,524 sqft · Townhouse public records · 136 Days on market

Built 2022 958 sqft lot Est $258k · at est. $248/mo HOA · 11% of rent ↓ 14% since listing

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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 +11.0/30.0
• ARV discount +8.8/15.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * PRICE IMPROVEMENT * * * Turn-key and move-in ready, this well-designed townhome offers comfort, convenience, and a layout that truly works in a prime Leland location near shopping, dining, and everyday essentials. The freshly painted open-concept main level features an updated kitchen with granite countertops, tile backsplash, stainless steel appliances, ample cabinet space, and a spacious island with seating. Perfect for casual meals, entertaining, or everyday living. Upstairs, the primary suite provides a private retreat with a walk-in shower and generous closet space, while two additional guest bedrooms offer plenty of closet storage and flexibility for guests, a home office,

Key facts

• Spacious island
• Private patio
• Updated kitchen

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• SPACIOUS ISLAND
• PRIVATE PATIO

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $2,976 (approximately $248/month); HOA maintains common grounds; Community street lights

Exterior

• Parking: Attached garage with garage door opener; Garage faces front; 1 total parking space (1 garage space)
• Security: Smoke detectors
• Utilities: Public water; Sewer available; Water available
• Home design: Townhouse; Two levels; Residential property
• Construction: Vinyl siding; Slab foundation
• Exterior features: Patio; Shingle roof; Has a view; No fencing reported; Paved road access; City street and state road frontage

Interior

• Kitchen: Electric oven; Microwave; Refrigerator; Kitchen island
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom; Accessible full bath
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Walk-in closets; Vaulted ceilings; Tray ceilings; Kitchen island; Ceiling fans; Window coverings; Furnished negotiable
• Laundry & utility: Washer; Dryer; Washer hookup; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (13.3% below list).
• Recommended offer: $217k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Town Creek Elementary (math 50% / reading 53%, grade C-, #392 of 1,410 statewide, top 28%, 654 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); 1213 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 32% 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 $7k 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 136 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $216,760 (13.3% 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 136 days. Have you received any prior offers? Is the seller open to a 13% 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. 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: 0.87% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $257,556
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5815 Harebell Rd Unit 145	0.39mi	3/2.5	1,418 (-7%)	1mo	$234,990	$166	70
5784 Harebell Rd Unit 211	0.38mi	3/2.5	1,418 (-7%)	2mo	$239,999	$169	69
5795 Harebell Rd Unit 149	0.37mi	3/2.5	1,418 (-7%)	2mo	$229,999	$162	69
5799 Harebell Rd Lot 148	0.37mi	3/2.5	1,418 (-7%)	3mo	$235,990	$166	69
5800 Harebell Rd #208	0.39mi	3/2.5	1,418 (-7%)	2mo	$235,349	$166	68
5796 Harebell Rd Unit 209	0.39mi	3/2.5	1,418 (-7%)	3mo	$229,999	$162	68
7098 Dunford Rd Unit 130	0.43mi	3/2.5	1,418 (-7%)	2mo	$247,990	$175	67
6315 Cowslip Way #195	0.38mi	3/2.5	1,418 (-7%)	5mo	$249,890	$176	66
6362 Cowslip Way Unit 183	0.43mi	3/2.5	1,418 (-7%)	3mo	$235,999	$166	66
6311 Cowslip Way #194	0.38mi	3/2.5	1,418 (-7%)	6mo	$249,990	$176	66
6338 Cowslip Way Unit 186	0.40mi	3/2.5	1,418 (-7%)	6mo	$259,990	$183	64
6342 Cowslip Way #185	0.41mi	3/2.5	1,418 (-7%)	6mo	$259,990	$183	64

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: -21.3%
• Equity multiple: 0.27×
• Total profit: $-50,854
• Equity at exit: $37,261

10-year hold

• IRR: -19.8%
• Equity multiple: 0.04×
• Total profit: $-67,462
• Equity at exit: $21,607

Cash invested: $69,972 (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 28451

• Rents YoY: 1.2%
• Active inventory: 1213
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$155 /mo · $1,855/yr
• Insurance: −$104
• HOA: −$248
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-105

Break-even live

Break-even rent $2,300

Max offer price $231,386

Occupancy floor 100%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7111 Rock Fish Ln Leland, NC	1.0–3.0	1.0–2.0	1093	$1,875	$1.72	14d	19	0.27mi
5784 Harebell Rd Leland, NC	3.0	2.5	1418	$2,095	$1.48	23d	1	0.37mi
4162 High Glen Dr Unit 4162 , NC	3.0	2.5	1418	$2,000	$1.41	23d	1	0.41mi
8708 Red Leaf Run Belville, NC	1.0–3.0	1.0–2.0	1063	$2,127	$2.00	14d	10	0.47mi
3828 Starry Sky Rd Leland, NC	4.0	2.5	1772	$2,540	$1.43	14d	1	0.60mi
6146 Liberty Hall Dr Leland, NC	1.0–2.0	1.0–2.5	1184	$4,690	$3.96	14d	31	0.61mi
3100 Ascend Loop Belville, NC	1.0–3.0	1.0–2.0	1077	$2,382	$2.21	14d	79	0.61mi
9125 Sunrise Creek Dr Leland, NC	4.0	2.5	1772	$2,440	$1.38	23d	1	0.62mi
3907 Starry Sky Rd Leland, NC	3.0	2.0	1665	$2,294	$1.38	23d	1	0.67mi
3915 Starry Sky Rd Leland, NC	3.0	2.0	1708	$2,440	$1.43	21d	1	0.68mi
4118 Hobblebush Dr Leland, NC	3.0–4.0	2.0–2.5	1580	$1,995	$1.26	14d	14	0.71mi
9060 Laurel Bay Ln Unit 1 Leland, NC	3.0	2.5	1550	$1,875	$1.21	23d	1	1.49mi

HOA detail

• Monthly dues: $248 · $2,976/yr

Listing history 23 events

1. 2026-06-18
   days on market $249,900 Active 136 DOM
2. 2026-06-17
   days on market $249,900 Active 135 DOM
3. 2026-06-16
   days on market $249,900 Active 134 DOM
4. 2026-06-15
   days on market $249,900 Active 133 DOM
5. 2026-06-14
   days on market $249,900 Active 131 DOM
6. 2026-06-13
   days on market $249,900 Active 130 DOM
7. 2026-06-10
   days on market $249,900 Active 128 DOM
8. 2026-06-09
   days on market $249,900 Active 127 DOM
9. 2026-06-08
   days on market $249,900 Active 126 DOM
10. 2026-06-07
    days on market $249,900 Active 125 DOM
11. 2026-06-05
    days on market $249,900 Active 122 DOM
12. 2026-06-03
    days on market $249,900 Active 121 DOM
13. 2026-06-02
    days on market $249,900 Active 120 DOM
14. 2026-06-01
    days on market $249,900 Active 119 DOM
15. 2026-05-31
    days on market $249,900 Active 118 DOM
16. 2026-05-30
    days on market $249,900 Active 117 DOM
17. 2026-03-05
    price $249,900
18. 2026-02-03
    listed $254,800 Active
19. 2025-08-21
    historical
20. 2025-05-23
    price $275,000
21. 2025-05-08
    price $279,000
22. 2025-04-25
    price $284,000
23. 2025-03-17
    listed $289,000 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: $1,855 · $155/mo
• Projected year-2 tax: $2,049 · $171/mo
• Expected delta: +$194/yr (+$16/mo · 10.5%)

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

Taxation est. · year 1

• Rental income: $26,011
• − Mortgage interest: −$13,998
• − Property taxes: −$1,855
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − HOA: −$2,976
• − Depreciation: −$7,270
• Taxable loss: −$5,499
• Est. tax savings @ 24.0%: +$1,320
• After-tax cash flow: $62/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 — 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
• County: Brunswick County · 131,536 people
• City population: 46,933
• 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: 1049.0

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 (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

Price history

-13.5% since first listed

7 events — show timeline

• 2026-03-05 Price Changed $249,900 Hive MLS
• 2026-02-03 Listed $254,800 Hive MLS
• 2025-08-21 Listing Removed — Hive MLS
• 2025-05-23 Price Changed $275,000 Hive MLS
• 2025-05-08 Price Changed $279,000 Hive MLS
• 2025-04-25 Price Changed $284,000 Hive MLS
• 2025-03-17 Listed $289,000 Hive MLS

Property tax history

+158.6%/yr

Latest (2025): $1,855 · +0.0% YoY. Source: county tax records.