600 Linksider Dr Apt C6 · Sea Breeze, NC 28412

$259,000

3 bd · 2.5 ba · 1,632 sqft · Townhouse public records · 1 Days on market

Built 1985 871 sqft lot Est $310k · 16% under $458/mo HOA · 19% 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).

• ARV discount +14.9/15.0
• Cash flow +11.9/30.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• DSCR +3.5/10.0
• Rent growth +2.9/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Impeccable, move-in ready 3 bedroom, 2.5 bath townhome. This home has been updated to include a brand new HVAC system and roof in 2021! In addition, all 3 bathrooms are remodeled. You'll feel right at home with this floor plan which includes an attached garage with bonus office on the first floor. The second floor includes a spacious living area with a fireplace, kitchen, dining area, half bath and laundry area, The third floor master suite boasts a brand new, renovated bathroom as well as updated walk in closet. The master suite has a walk out deck which overlooks the private grounds. You will find two additional good sized bedrooms on the third floor. A unique feature with this unit is the attic access from pull down stairs with flooring for additional storage! Additional updates include new windows, sliding glass doors, skylight, decks refinished, LED light fixtures and custom landscape in the front. This private unit overlooks the former Masonboro Country Club which includes over 5 miles of trails. Location wise you are just 5 minutes from Carolina Beach and 18 minutes to downtown Wilmington! This home is truly move in condition! Don't miss out on the opportunity to make it yours!

Key facts

• Private deck
• $458 HOA
• Garage

Tags

• TILED GROUND-LEVEL ENTRY
• WOOD-BURNING FIREPLACE
• BREAKFAST-BAR PENINSULA
• RECENTLY REBUILT DECKS
• COMMUNITY WALKING PATH
• PRIVATE DECK

Property features AI

Finance

• Other: Community features: pool, sidewalks, street lights
• HOA & community: Homeowners association with annual dues; Annual association fee: $4,560 (derived monthly approx. $380); Association amenities: clubhouse, gated community, grounds maintenance, structure maintenance, management; Secondary association fee listed annually ($930)

Exterior

• Parking: Assigned parking; Off-street paved parking; Attached 1-car garage (1 total garage space)
• Security: Security lights; Smoke detectors
• Utilities: Sewer connected; Water connected
• Home design: Townhouse; Three or more levels (3 stories); Entry level: 1; Residential property
• Construction: Wood siding and frame construction; Slab foundation; Home warranty included
• Exterior features: Balcony; Deck; Patio; Landscaped grounds; Irrigation equipment; Shingle roof; Paved roads

Interior

• Kitchen: Electric oven; Electric cooktop; Refrigerator; Ice maker; Dishwasher
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Accessible full bath
• Heating & cooling: Heat pump; Electric heating; Forced air; Central air; Ceiling fans
• Interior features: Walk-in closets; Entrance foyer; Ceiling fans; Eat-in kitchen; Skylights; Window coverings; Insulated windows
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $259k.

Deal economics

• At list price, monthly cash flow is $-67 ($-804/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (5.0% below list).
• Recommended offer: $246k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.2% in Sea Breeze — 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 53/100 on livability (#680 in NC) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime 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: Edwin A Anderson Elementary (math 58% / reading 62%, grade B-, #202 of 1,410 statewide, top 14%, 624 students, 40% FRL); Charles P Murray Middle (math 59% / reading 59%, grade B, #54 of 475 statewide, top 12%, 882 students, 34% FRL); Eugene Ashley High (math 48% / reading 68%, grade C, #243 of 535 statewide, top 46%, 1,975 students, 34% FRL).
• Market conditions: Rents rising (+1.6%/yr); 417 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 41% 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 $8k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.

Risks & watch-outs

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

Recommended offer $246,117 (5.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.95% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $310,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Linksider Dr Unit D4	0.05mi	3/2.5	1,632 (0%)	15mo	$285,000	$175	86
612 Linksider Dr Unit F1	0.09mi	3/2.5	1,615 (-1%)	14mo	$307,000	$190	82
600 Linksider Dr Unit C7	0.00mi	4/2.5 (+1)	1,757 (+8%)	20mo	$320,000	$182	65
738 Tiara Dr	0.38mi	3/2.5	1,863 (+14%)	23mo	$370,000	$199	39

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 · 1.64% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.32×
• Total profit: $-49,387
• Equity at exit: $38,618

10-year hold

• IRR: -16.1%
• Equity multiple: 0.16×
• Total profit: $-61,065
• Equity at exit: $22,394

Cash invested: $72,520 (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 28412

• Rents YoY: 1.6%
• Active inventory: 417
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,461 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$108
• HOA: −$458
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-67

Break-even live

Break-even rent $2,546

Max offer price $247,161

Occupancy floor 98%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8803 Whaley Cir Wilmington, NC	3.0	2.0	1968	$2,975	$1.51	20d	1	0.31mi
8439 River Rd Wilmington, NC	3.0	2.0	1216	$2,500	$2.06	20d	1	0.67mi
525 Soundside Dr Wilmington, NC	3.0	2.0	1225	$2,000	$1.63	13d	1	1.00mi

HOA detail

• Monthly dues: $458 · $5,496/yr
• Likely covers: cablelandscaping

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $259,000 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: $1,046 · $87/mo
• Projected year-2 tax: $2,124 · $177/mo
• Expected delta: +$1,077/yr (+$90/mo · 102.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $29,534
• − Mortgage interest: −$14,508
• − Property taxes: −$1,046
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − HOA: −$5,496
• − Depreciation: −$7,535
• Taxable loss: −$5,071
• Est. tax savings @ 24.0%: +$1,217
• After-tax cash flow: $413/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 — Sea Breeze

• Score: 53/100
• State rank: #680
• US rank: #24682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sea Breeze, NC
• County: New Hanover County · 232,153 people
• Metro: Wilmington, NC
• Population (ZIP): 44,166
• Household income: $71,636
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 2337.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 7%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% Arabic 1% 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: ▼ -147.83%
• Current HPI: 226.3292
• Rent YoY: ▲ 1.64%
• 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

+57.0% since first listed

6 events — show timeline

• 2026-06-18 Listed $259,000 Hive MLS
• 2022-02-18 Sold (MLS) $230,000 Hive MLS
• 2022-02-16 Sold (Public Records) $230,000 Public Records
• 2021-12-03 Listed $240,000 Hive MLS
• 2017-12-15 Sold (MLS) $165,000 Hive MLS
• 2017-10-18 Listed $165,000 Hive MLS

Property tax history

+0.2%/yr

Latest (2025): $1,046 · +6.1% YoY. Source: county tax records.