122 Hampton Dr · Wrightsboro, NC 28429

$249,900

3 bd · 1.5 ba · 1,167 sqft · SingleFamily public records · 6 Days on market

Built 1992 7,841 sqft lot Est $289k · 14% under

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Why this score? — see what drove the C 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 +19.6/30.0
• ARV discount +13.6/15.0
• DSCR +6.2/10.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is an estate sale, SOLD AS IS. No repairs will be made. Welcome to 122 Hampton Drive, a charming brick ranch nestled in the established Walnut Hills community of Castle Hayne. This 3-bedroom, 1.5-bath home offers comfortable one-level living with a functional floor plan and timeless appeal. Inside, you'll find a bright living area, spacious bedrooms, and an inviting layout designed for everyday living. The brick exterior provides lasting durability and low-maintenance ownership, while the generous lot offers plenty of room for outdoor entertaining, gardening, or relaxing in your private backyard. Conveniently located just minutes from Wilmington, I-140, Wilmington International Airport

Key facts

• Generous lot
• Bright living area
• Private backyard

Tags

• BRICK RANCH
• ONE-LEVEL LIVING
• BRIGHT LIVING AREA
• PRIVATE BACKYARD
• GENEROUS LOT

Property features AI

Exterior

• Parking: Off-street paved parking
• Utilities: Public water; Sewer available; Water available
• Home design: Single-family residence; One-story; Entry level: 1
• Construction: Brick veneer and frame construction; Slab foundation; Built using typical residential materials
• Exterior features: Screened porch; Front porch; Shingle roof; Paved road access; Has a view; No fencing

Interior

• Bedrooms: Master on main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating; Heat pump
• Interior features: Master bedroom on main level; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (11.3% below list).
• Recommended offer: $222k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 2.6% in Wrightsboro — 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 62/100 on livability (#467 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, amenities F, commute 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: Wrightsboro Elementary (math 21% / reading 29%, grade F, #1,101 of 1,410 statewide, top 79%, 522 students, 98% FRL); Holly Shelter Middle (math 39% / reading 43%, grade F, #209 of 475 statewide, top 45%, 858 students, 100% FRL); Emsley A Laney High (math 62% / reading 63%, grade B-, #179 of 535 statewide, top 34%, 2,220 students, 42% FRL) — zoned schools average 80% FRL vs 42% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 185 active listings in the ZIP; 2,581 units permitted in New Hanover County in 2024 (1,185 in 5+ unit buildings).
• This rent runs 37% of the median local income ($72k/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.
• New Hanover County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $82k; list at $250k implies a 207% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,664 (11.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $289,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3107 Harvest Rd	0.48mi	3/2.0	1,150 (-2%)	1mo	$299,999	$261	72
3021 Evening Rd	0.09mi	3/2.0	1,300 (+11%)	8mo	$284,900	$219	68
304 Cottonwood Ln	0.26mi	3/1.5	1,050 (-10%)	9mo	$219,390	$209	64
3132 Reminisce Rd	0.51mi	3/2.0	1,117 (-4%)	9mo	$260,000	$233	60
12 Diamond Dr	0.16mi	2/1.5 (-1)	1,022 (-12%)	11mo	$210,000	$205	57
3127 Memory Ln	0.56mi	3/2.0	1,220 (+4%)	8mo	$303,000	$248	57
3019 Harvest Rd	0.39mi	3/2.0	1,084 (-7%)	13mo	$295,000	$272	57
3003 Memory Ln	0.58mi	3/2.0	1,218 (+4%)	9mo	$310,000	$255	57
321 Bountiful Ln	0.44mi	3/1.5	1,031 (-12%)	9mo	$265,000	$257	53
3119 Memory Ln	0.57mi	3/2.0	1,232 (+6%)	16mo	$299,000	$243	49
3107 Memory Ln	0.57mi	3/2.0	1,077 (-8%)	11mo	$312,000	$290	49
3006 Tinga Ct	0.45mi	2/2.0 (-1)	1,011 (-13%)	17mo	$250,000	$247	36

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-22,175
• Equity at exit: $37,261

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,919
• 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 28429

• Active inventory: 185
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,217 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $290

Break-even live

Break-even rent $1,850

Max offer price $249,900

Occupancy floor 82%

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: —

Listing history 6 events

1. 2026-06-18
   days on market $249,900 Active 6 DOM
2. 2026-06-17
   days on market $249,900 Active 5 DOM
3. 2026-06-16
   days on market $249,900 Active 4 DOM
4. 2026-06-15
   days on market $249,900 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $249,900 Active 1 DOM

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $2,049 · $171/mo
• Expected delta: +$1,487/yr (+$124/mo · 264.5%)

ⓘ 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 6/10 Major
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,600
• − Mortgage interest: −$13,998
• − Property taxes: −$562
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − Depreciation: −$7,270
• Taxable loss: −$736
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $3,653/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 — Wrightsboro

• Score: 62/100
• State rank: #467
• US rank: #17023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wrightsboro, NC
• County: New Hanover County · 232,153 people
• Metro: Wilmington, NC
• Population (ZIP): 9,662
• Household income: $72,337
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 110.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 14% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 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: ▼ -120.39%
• Current HPI: 220.4084
• Rent YoY: —
• 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

+206.6% since first listed

2 events — show timeline

• 2026-06-12 Listed $249,900 Hive MLS
• 2004-09-01 Sold (Public Records) $81,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $562 · -37.2% YoY. Source: county tax records.