711 Dawson St · Wilmington, NC 28401

$169,900

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 142 Days on market

Built 1920 5,271 sqft lot Est $254k · 33% under

---

Why this score? — see what drove the B 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.3/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid urban dwelling with 3beds and 1bath. Washer and dryer. Back yard access to 8th Street. Rocking chair front and back porches. Uber friendly. Bring all offers.

Key facts

• 5,271 sq ft lot
• Built 1920
• Listed 142 days

Property features AI

Finance

• Other: Zoning: UMX
• HOA & community: No association amenities

Exterior

• Parking: On-street parking
• Utilities: Public water; Natural gas connected; Sewer available; Water available
• Home design: Single-family residence; One story; Residential property
• Construction: Wood siding; Shingle roof; Block foundation; Built on crawl space
• Exterior features: Covered porch; Porch; Chain link fence; Wooded lot

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Total of 5 rooms (includes living areas and bedrooms)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Electric water heater; No fireplace; Crawl space basement
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.6% in Wilmington — 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 70/100 on livability (#142 in NC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living B+, housing B+; Watch: amenities C-, employment C-, crime F.
• New Hanover County Schools (urban): math 48% / reading 53% proficiency, ranked #61 of 178 in NC (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: A H Snipes Academy of Arts/Des (math 17% / reading 22%, grade F, #1,242 of 1,410 statewide, top 90%, 377 students, 99% FRL); Williston Middle (math 17% / reading 30%, grade F, #402 of 475 statewide, top 85%, 683 students, 100% FRL); New Hanover High (math 60% / reading 53%, grade C, #261 of 535 statewide, top 49%, 1,466 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 50% district-wide (-17 pts) — the specific schools serving this property underperform the New Hanover County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.5%/yr); 278 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,581 units permitted in New Hanover County in 2024 (1,185 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• New Hanover County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $170k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.13% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $253,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 S 9th St	0.23mi	3/1.5	993 (-4%)	2mo	$299,900	$302	79
616 S 7th St	0.21mi	2/1.0 (-1)	995 (-4%)	0mo	$177,750	$179	78
815 S 5th Ave	0.18mi	2/1.5 (-1)	963 (-7%)	1mo	$135,000	$140	72
514 Church St	0.36mi	2/2.0 (-1)	1,030 (-1%)	2mo	$405,000	$393	71
1203 S 8th St	0.29mi	3/1.0	942 (-9%)	1mo	$150,000	$159	70
1116 S 3rd St	0.44mi	2/1.0 (-1)	994 (-4%)	1mo	$297,000	$299	67
1110 Queen St	0.33mi	3/2.0	1,117 (+8%)	1mo	$355,000	$318	66
118 S 13th St	0.75mi	3/2.0	1,048 (+1%)	2mo	$300,000	$286	58
123 S 10th St	0.64mi	3/2.0	1,080 (+4%)	3mo	$260,000	$241	56
1318 Church St	0.57mi	3/2.0	1,150 (+11%)	1mo	$239,000	$208	50
311 S 15th St	0.74mi	2/1.0 (-1)	970 (-6%)	1mo	$222,000	$229	49
317 S 15th St	0.74mi	2/1.5 (-1)	1,144 (+10%)	1mo	$280,000	$245	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-911
• Equity at exit: $25,333

10-year hold

• IRR: 6.1%
• Equity multiple: 1.40×
• Total profit: $18,809
• Equity at exit: $14,690

Cash invested: $47,572 (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 28401

• Rents YoY: -0.5%
• Active inventory: 278
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,916 high
• Mortgage (P&I): −$891
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $507

Break-even live

Break-even rent $1,274

Max offer price $169,900

Occupancy floor 69%

Sensitivity live

Price	-10% $603	-5% $555	+0% $507	+5% $459	+10% $411
Rent	-10% $356	-5% $432	+0% $507	+5% $583	+10% $659
Rate	-1.0pp $593	-0.5pp $550	base $507	+0.5pp $463	+1.0pp $418

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 S 6th St Wilmington, NC	3.0	1.0	1482	$1,650	$1.11	15d	1	0.17mi
506 S 7th St Wilmington, NC	3.0	1.0	1250	$1,800	$1.44	15d	1	0.31mi
506 S 7th St Wilmington, NC	3.0	1.0	1250	$1,800	$1.44	22d	1	0.31mi
511 S 10th St Unit 1 Wilmington, NC	3.0	2.0	1200	$2,000	$1.67	15d	1	0.36mi
418 S 8th St Wilmington, NC	2.0	1.0	873	$2,200	$2.52	15d	1	0.36mi
607 S 11th St Unit 208 Wilmington, NC	2.0	2.0	960	$1,585	$1.65	15d	1	0.36mi
1102 Castle St Unit 201 Wilmington, NC	2.0	2.0	748	$1,450	$1.94	15d	1	0.37mi
1108 Castle St #106 Wilmington, NC	2.0	2.0	900	$1,625	$1.81	22d	1	0.38mi
618 S 3rd St #2 Wilmington, NC	2.0	2.0	1000	$1,750	$1.75	22d	1	0.39mi
715 S 13th St Wilmington, NC	3.0	2.0	936	$2,300	$2.46	22d	1	0.45mi
422 S 3rd St Wilmington, NC	2.0	1.0	734	$1,550	$2.11	15d	1	0.49mi
301 Martin St Wilmington, NC	2.0	2.5	1036	$2,400	$2.32	22d	1	0.55mi
1400 S 2nd St Wilmington, NC	1.0–2.0	1.0–2.5	956	$2,533	$2.65	15d	13	0.62mi
1519 Lake Branch Dr Wilmington, NC	1.0–3.0	1.0	720	$1,307	$1.82	22d	1	0.64mi
106 Ann St Wilmington, NC	2.0	2.5	1150	$2,450	$2.13	22d	1	0.67mi
208 West Dr Wilmington, NC	3.0	2.0	1293	$1,900	$1.47	22d	1	0.69mi
420 Market St Wilmington, NC	1.0–3.0	1.0	935	$1,500	$1.60	15d	1	0.77mi
1704 Church St Wilmington, NC	2.0	2.0	830	$1,475	$1.78	22d	1	0.81mi
1625 S 17th St Wilmington, NC	2.0	1.0–2.0	920	$2,097	$2.28	15d	29	0.99mi
14 Grace St Wilmington, NC	1.0–2.0	1.0–2.0	1041	$2,347	$2.25	15d	3	1.08mi
1904 Perry Ave Wilmington, NC	2.0	1.0	1017	$2,500	$2.46	22d	1	1.15mi
705 Brooks Aly Wilmington, NC	2.0	3.0	1308	$1,950	$1.49	22d	1	1.20mi
2247 Wrightsville Ave Wilmington, NC	3.0	1.0–2.0	753	$1,520	$2.02	15d	9	1.24mi
524 N 2nd St Wilmington, NC	2.0	2.0	1000	$1,450	$1.45	22d	1	1.26mi
709 N 11th St Wilmington, NC	2.0	1.0	800	$1,475	$1.84	22d	1	1.33mi
505 Alpine Dr Wilmington, NC	1.0–3.0	1.0–2.0	1009	$1,810	$1.79	15d	9	1.37mi
805 N 4th St Unit 201 Wilmington, NC	2.0	2.0	1200	$2,000	$1.67	22d	1	1.43mi
814 N 3rd St Wilmington, NC	2.0	2.0	1009	$1,692	$1.68	15d	3	1.45mi
507 Bladen St Wilmington, NC	2.0	2.0	1222	$2,500	$2.05	22d	1	1.47mi

Listing history 36 events

1. 2026-06-21
   days on market $169,900 Active 142 DOM
2. 2026-06-18
   days on market $169,900 Active 139 DOM
3. 2026-06-17
   days on market $169,900 Active 138 DOM
4. 2026-06-16
   days on market $169,900 Active 137 DOM
5. 2026-06-15
   days on market $169,900 Active 136 DOM
6. 2026-06-14
   days on market $169,900 Active 134 DOM
7. 2026-06-13
   days on market $169,900 Active 133 DOM
8. 2026-06-10
   days on market $169,900 Active 131 DOM
9. 2026-06-09
   days on market $169,900 Active 130 DOM
10. 2026-06-08
    days on market $169,900 Active 129 DOM
11. 2026-06-07
    days on market $169,900 Active 128 DOM
12. 2026-06-05
    days on market $169,900 Active 125 DOM
13. 2026-06-03
    days on market $169,900 Active 124 DOM
14. 2026-06-03
    days on market $169,900 Active 123 DOM
15. 2026-06-01
    days on market $169,900 Active 121 DOM
16. 2026-05-30
    days on market $169,900 Active 381 DOM
17. 2025-11-03
    price $169,900
18. 2025-09-12
    status Active
19. 2025-06-18
    status Pending
20. 2025-02-17
    listed $179,900 Active
21. 2019-07-25
    soldstatus $75,000
22. 2019-07-24
    soldstatus $75,000 163-char remark

    Show marketing remark (163 chars)

    Solid urban dwelling with 3beds and 1bath. Washer and dryer. Back yard access to 8th Street. Rocking chair front and back porches. Uber friendly. Bring all offers.

23. 2019-01-16
    listed $98,000 163-char remark

    Show marketing remark (163 chars)

    Solid urban dwelling with 3beds and 1bath. Washer and dryer. Back yard access to 8th Street. Rocking chair front and back porches. Uber friendly. Bring all offers.

24. 2013-09-26
    soldstatus $49,000 328-char remark

    Show marketing remark (328 chars)

    Investment property currently occupied at $750 per month. . Renovations include updated electrical, kitchen, updated plumbing, HVAC ('05), updated bathroom and flooring. This would be perfect for a long term investor, 1031 Exchange, or a primary residence buyer looking for affordable housing. Please do not disturb the tenants.

25. 2013-09-26
    soldstatus $49,000

    Show marketing remark (328 chars)

    Investment property currently occupied at $750 per month. . Renovations include updated electrical, kitchen, updated plumbing, HVAC ('05), updated bathroom and flooring. This would be perfect for a long term investor, 1031 Exchange, or a primary residence buyer looking for affordable housing. Please do not disturb the tenants.

26. 2013-08-09
    listed $59,900 328-char remark

    Show marketing remark (328 chars)

    Investment property currently occupied at $750 per month. . Renovations include updated electrical, kitchen, updated plumbing, HVAC ('05), updated bathroom and flooring. This would be perfect for a long term investor, 1031 Exchange, or a primary residence buyer looking for affordable housing. Please do not disturb the tenants.

27. 2011-09-15
    historical
28. 2010-01-14
    listed $59,000
29. 2008-07-22
    historical
30. 2007-12-04
    listed $115,000
31. 2007-12-04
    historical
32. 2007-12-01
    listed $115,000
33. 2007-11-27
    historical
34. 2006-11-22
    listed $125,000
35. 2005-03-22
    soldstatus $29,000
36. 2004-12-07
    listed $29,900

ⓘ 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: $535 · $45/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$858/yr (+$72/mo · 160.5%)

ⓘ 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 9/10 Extreme 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $22,992
• − Mortgage interest: −$9,517
• − Property taxes: −$535
• − Insurance: −$850
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$4,943
• Taxable income: $3,469
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $5,255/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: New Hanover County Schools
• NCES district ID: 3703330
• Math proficiency: 48% ▼ -3.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $49,406
• Composite: 43.13/100
• National rank: #3081
• State rank: #61 of 178 in NC

Livability — Wilmington

• Score: 70/100
• State rank: #142
• US rank: #8131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmington, NC
• County: New Hanover County · 232,153 people
• City population: 215,355
• Metro: Wilmington, NC
• Population (ZIP): 22,007
• Household income: $57,968
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 1696.0

Population outlook (New Hanover County) Hauer SSP2

• Today (2025): 259,517 people
• By 2030: 279,586 · +7.7%
• By 2040: 318,223 · +22.6%
• By 2050: 354,831 · +36.7%
• By 2075: 437,158 · +68.5%
• By 2100: 486,769 · +87.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 52% Black 33% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 2% Serbian 2% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · New Hanover

• 2024 margin: Toss-up / Even · D 49.8% · R 49.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: -1.4pp · 2024: 0.6pp
• All cycles: 2024: D+0.6 2020: D+2.1 2016: R+4.1 2012: R+4.7 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.34%
• Current HPI: 293.4396
• Rent YoY: ▼ -0.52%
• 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

+468.2% since first listed

20 events — show timeline

• 2025-11-03 Price Changed $169,900 Hive MLS
• 2025-09-12 Relisted — Hive MLS
• 2025-06-18 Pending — Hive MLS
• 2025-02-17 Listed $179,900 Hive MLS
• 2019-07-25 Sold (Public Records) $75,000 Public Records
• 2019-07-24 Sold (MLS) $75,000 Hive MLS
• 2019-01-16 Listed $98,000 Hive MLS
• 2013-09-26 Sold (Public Records) $49,000 Public Records
• 2013-09-26 Sold (MLS) $49,000 Hive MLS
• 2013-08-09 Listed $59,900 Hive MLS
• 2011-09-15 Listing Removed — Hive MLS
• 2010-01-14 Listed $59,000 Hive MLS
• 2008-07-22 Listing Removed — Hive MLS
• 2007-12-04 Listing Removed — Hive MLS
• 2007-12-04 Listed $115,000 Hive MLS
• 2007-12-01 Listed $115,000 Hive MLS
• 2007-11-27 Listing Removed — Hive MLS
• 2006-11-22 Listed $125,000 Hive MLS
• 2005-03-22 Sold (MLS) $29,000 Hive MLS
• 2004-12-07 Listed $29,900 Hive MLS

Property tax history

+0.4%/yr

Latest (2025): $535 · -27.9% YoY. Source: county tax records.