8329 Paramount Pt · Leland, NC 28479

$269,000

3 bd · 3.0 ba · 1,650 sqft · Townhouse public records · 68 Days on market

Built 2024 Excellent condition 3,920 sqft lot Est $340k · 21% under $295/mo HOA · 11% of rent ↓ 12% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• Appreciation +5.6/10.0
• Condition / age +4.8/5.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This gorgeous ''Southport'' by Stevens Fine Homes offers luxurious finishes, wonderful amenities, backs up to greenspace & a preservation area, and is currently under construction for an estimated September 2024 completion. This exterior townhome offers 3 bedrooms, 3 baths, two primary suites, and wonderful community amenities include two community pools, clubhouse, walking paths, a brand new playground and more! The open-concept living space offers the perfect space to entertain, and the stunning kitchen features beautiful 42'' soft-close, shaker-style in a timeless white accented with oil rubbed bronze hardware, gorgeous quartz countertops, a subway tile backsplash, vintage-inspired pendant lighting, Moen oil rubbed bronze plumbing fixtures, a lighted pantry, Frigidaire stainless steel appliances and more! A spacious great room lends access to a privately fenced rear patio area, plus an outdoor storage closet. A first-floor bedroom with attached bath offers the perfect guest suite or home office space. Upstairs, you'll find two large primary suites - both of which boast cathedral ceilings, a spacious attached bath and large closet. Thoughtfully curated by our in-house designer, this lovely home features luxury vinyl plank flooring throughout the lower level living areas, quartz countertops in kitchen & all baths, elevated oil rubbed bronze lighting and plumbing fixtures and hardware, historically-inspired 5 panel interior doors, and a beautiful contemporary farmhouse-inspired exterior with black windows in the front of the home, black metal roof accents and more! This truly stunning townhome offers low-maintenance living, with the HOA covering exterior building maintenance & master insurance. Please note that photos shown are of a previously built home of the same floor plan. Finishes may vary. Completion date is an estimate & subject to change.

Key facts

• $295 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with annual fee (derived monthly equivalent available); Community amenities: pool, clubhouse, playground, basketball court, tennis and sport courts, party room, concierge, grounds and structure maintenance, management, street lights, sidewalks

Exterior

• Parking: Attached garage; Paved parking
• Security: Smoke detectors
• Utilities: Public water; Natural gas available; Sewer available; Electric service available
• Home design: Townhouse; Two levels / 2 stories; Entry level: 1
• Construction: Vinyl siding with frame construction; Shingle and metal roof; Slab foundation; Built on a corner lot; Irregular lot
• Exterior features: Patio; Privacy fencing in back yard (wood and wrought iron); Pond view

Interior

• Kitchen: Electric oven; Electric cooktop; Microwave; Dishwasher; Disposal; Refrigerator; Water purifier; ENERGY STAR qualified appliances
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Zoned cooling; Electric heating; Forced air; Zoned heating
• Interior features: Vaulted and high ceilings; Entrance foyer; Kitchen island; Ceiling fans; Pantry; Window coverings; Insulated windows; Unfurnished
• Laundry & utility: Washer hook-up; Washer included; Dryer included; Laundry closet; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $269k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $54 ($653/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 $259k (3.9% below list).
• Recommended offer: $253k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: 188 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k of equity ($2k loan paydown + $3k appreciation (1.2% local appreciation)).
• Brunswick County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $75k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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; 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 $252,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $339,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8239 Paramount Pt	0.12mi	3/3.0	1,650 (0%)	3mo	$247,000	$150	92
8353 Paramount Pt	0.03mi	3/3.0	1,652 (+0%)	8mo	$248,400	$150	91
8267 Paramount Pt	0.08mi	3/3.0	1,647 (-0%)	6mo	$249,900	$152	90
8417 Paramount Pt	0.10mi	3/3.0	1,652 (+0%)	6mo	$252,000	$153	90
8413 Paramount Pt	0.10mi	3/3.0	1,652 (+0%)	9mo	$265,000	$160	88
6440 Pinnacle Pt	0.16mi	3/2.0	1,532 (-7%)	4mo	$315,000	$206	73
2853 Southern Magnolia Dr	0.12mi	3/2.0	1,521 (-8%)	9mo	$330,000	$217	70
6453 Pinnacle Pt	0.15mi	3/2.0	1,525 (-8%)	8mo	$315,000	$207	70
6484 Pinnacle Pt	0.22mi	3/2.0	1,516 (-8%)	8mo	$337,000	$222	66
1310 Still Bluff Ln	0.27mi	3/2.0	1,757 (+6%)	9mo	$455,000	$259	65
1177 Lillibridge Dr	0.68mi	3/2.0	1,730 (+5%)	5mo	$329,000	$190	52
1153 Lillibridge Dr	0.74mi	3/2.0	1,738 (+5%)	2mo	$365,000	$210	51

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: 3.0%
• Equity multiple: 1.16×
• Total profit: $11,695
• Equity at exit: $95,111

10-year hold

• IRR: 7.4%
• Equity multiple: 1.92×
• Total profit: $69,471
• Equity at exit: $128,970

Cash invested: $75,320 (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: 188
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,585 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$170 /mo · $2,045/yr
• Insurance: −$112
• HOA: −$295
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $54

Break-even live

Break-even rent $2,517

Max offer price $269,000

Occupancy floor 93%

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4756 Scaup Way Winnabow, NC	3.0	2.0	1618	$3,500	$2.16	14d	1	0.56mi
136 N Palm Dr Winnabow, NC	3.0	2.0	1235	$1,850	$1.50	23d	1	0.87mi
136 N Palm Dr Winnabow, NC	3.0	2.0	1235	$1,850	$1.50	14d	1	0.87mi
226 Chambers St Winnabow, NC	3.0	2.0	1312	$2,100	$1.60	23d	1	1.08mi

HOA detail

• Monthly dues: $295 · $3,540/yr
• Likely covers: insurancepool

Listing history 21 events

1. 2026-06-18
   days on market $269,000 Active 68 DOM
2. 2026-06-17
   days on market $269,000 Active 67 DOM
3. 2026-06-16
   days on market $269,000 Active 66 DOM
4. 2026-06-15
   days on market $269,000 Active 65 DOM
5. 2026-06-14
   days on market $269,000 Active 63 DOM
6. 2026-06-13
   days on market $269,000 Active 62 DOM
7. 2026-06-10
   days on market $269,000 Active 60 DOM
8. 2026-06-09
   days on market $269,000 Active 59 DOM
9. 2026-06-08
   days on market $269,000 Active 58 DOM
10. 2026-06-07
    days on market $269,000 Active 57 DOM
11. 2026-06-05
    days on market $269,000 Active 54 DOM
12. 2026-06-03
    days on market $269,000 Active 53 DOM
13. 2026-06-02
    days on market $269,000 Active 52 DOM
14. 2026-06-01
    days on market $269,000 Active 51 DOM
15. 2026-05-31
    days on market $269,000 Active 50 DOM
16. 2026-05-30
    days on market $269,000 Active 49 DOM
17. 2026-05-11
    price $269,000
18. 2026-04-11
    listed $279,000 Active
19. 2024-10-24
    soldstatus $305,400 Closed 1903-char remark

    Show marketing remark (1903 chars)

    This gorgeous ''Southport'' by Stevens Fine Homes offers luxurious finishes, wonderful amenities, backs up to greenspace & a preservation area, and is currently under construction for an estimated September 2024 completion. This exterior townhome offers 3 bedrooms, 3 baths, two primary suites, and wonderful community amenities include two community pools, clubhouse, walking paths, a brand new playground and more! The open-concept living space offers the perfect space to entertain, and the stunning kitchen features beautiful 42'' soft-close, shaker-style in a timeless white accented with oil rubbed bronze hardware, gorgeous quartz countertops, a subway tile backsplash, vintage-inspired pendant lighting, Moen oil rubbed bronze plumbing fixtures, a lighted pantry, Frigidaire stainless steel appliances and more! A spacious great room lends access to a privately fenced rear patio area, plus an outdoor storage closet. A first-floor bedroom with attached bath offers the perfect guest suite or home office space. Upstairs, you'll find two large primary suites - both of which boast cathedral ceilings, a spacious attached bath and large closet. Thoughtfully curated by our in-house designer, this lovely home features luxury vinyl plank flooring throughout the lower level living areas, quartz countertops in kitchen & all baths, elevated oil rubbed bronze lighting and plumbing fixtures and hardware, historically-inspired 5 panel interior doors, and a beautiful contemporary farmhouse-inspired exterior with black windows in the front of the home, black metal roof accents and more! This truly stunning townhome offers low-maintenance living, with the HOA covering exterior building maintenance & master insurance. Please note that photos shown are of a previously built home of the same floor plan. Finishes may vary. Completion date is an estimate & subject to change.

20. 2024-06-11
    status Pending 1903-char remark

    Show marketing remark (1903 chars)

    This gorgeous ''Southport'' by Stevens Fine Homes offers luxurious finishes, wonderful amenities, backs up to greenspace & a preservation area, and is currently under construction for an estimated September 2024 completion. This exterior townhome offers 3 bedrooms, 3 baths, two primary suites, and wonderful community amenities include two community pools, clubhouse, walking paths, a brand new playground and more! The open-concept living space offers the perfect space to entertain, and the stunning kitchen features beautiful 42'' soft-close, shaker-style in a timeless white accented with oil rubbed bronze hardware, gorgeous quartz countertops, a subway tile backsplash, vintage-inspired pendant lighting, Moen oil rubbed bronze plumbing fixtures, a lighted pantry, Frigidaire stainless steel appliances and more! A spacious great room lends access to a privately fenced rear patio area, plus an outdoor storage closet. A first-floor bedroom with attached bath offers the perfect guest suite or home office space. Upstairs, you'll find two large primary suites - both of which boast cathedral ceilings, a spacious attached bath and large closet. Thoughtfully curated by our in-house designer, this lovely home features luxury vinyl plank flooring throughout the lower level living areas, quartz countertops in kitchen & all baths, elevated oil rubbed bronze lighting and plumbing fixtures and hardware, historically-inspired 5 panel interior doors, and a beautiful contemporary farmhouse-inspired exterior with black windows in the front of the home, black metal roof accents and more! This truly stunning townhome offers low-maintenance living, with the HOA covering exterior building maintenance & master insurance. Please note that photos shown are of a previously built home of the same floor plan. Finishes may vary. Completion date is an estimate & subject to change.

21. 2024-05-09
    listed $305,400 Active 1903-char remark

    Show marketing remark (1903 chars)

    This gorgeous ''Southport'' by Stevens Fine Homes offers luxurious finishes, wonderful amenities, backs up to greenspace & a preservation area, and is currently under construction for an estimated September 2024 completion. This exterior townhome offers 3 bedrooms, 3 baths, two primary suites, and wonderful community amenities include two community pools, clubhouse, walking paths, a brand new playground and more! The open-concept living space offers the perfect space to entertain, and the stunning kitchen features beautiful 42'' soft-close, shaker-style in a timeless white accented with oil rubbed bronze hardware, gorgeous quartz countertops, a subway tile backsplash, vintage-inspired pendant lighting, Moen oil rubbed bronze plumbing fixtures, a lighted pantry, Frigidaire stainless steel appliances and more! A spacious great room lends access to a privately fenced rear patio area, plus an outdoor storage closet. A first-floor bedroom with attached bath offers the perfect guest suite or home office space. Upstairs, you'll find two large primary suites - both of which boast cathedral ceilings, a spacious attached bath and large closet. Thoughtfully curated by our in-house designer, this lovely home features luxury vinyl plank flooring throughout the lower level living areas, quartz countertops in kitchen & all baths, elevated oil rubbed bronze lighting and plumbing fixtures and hardware, historically-inspired 5 panel interior doors, and a beautiful contemporary farmhouse-inspired exterior with black windows in the front of the home, black metal roof accents and more! This truly stunning townhome offers low-maintenance living, with the HOA covering exterior building maintenance & master insurance. Please note that photos shown are of a previously built home of the same floor plan. Finishes may vary. Completion date is an estimate & subject to change.

ⓘ 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: $2,045 · $170/mo
• Projected year-2 tax: $2,206 · $184/mo
• Expected delta: +$161/yr (+$13/mo · 7.9%)

ⓘ 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 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: $31,025
• − Mortgage interest: −$15,068
• − Property taxes: −$2,045
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,482
• − Management: −$2,482
• − HOA: −$3,540
• − Depreciation: −$7,825
• Taxable loss: −$3,762
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $1,555/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

Excellent 95/100 None rehab

This turn-key townhouse is in excellent condition with modern finishes and a great location. It's ready for immediate occupancy and can be further enhanced with minor updates.

Value-add opportunities

• Resale Painting exterior siding — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Enhances curb appeal and can attract more renters
• Both Add smart home features — Can increase property value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhances curb appeal and can attract more renters ↑
• Both Add smart home features — Can increase property value and attract tech-savvy buyers ↑

ⓘ 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

-11.9% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $269,000 Hive MLS
• 2026-04-11 Listed $279,000 Hive MLS
• 2024-10-24 Sold (MLS) $305,400 Hive MLS
• 2024-06-11 Pending — Hive MLS
• 2024-05-09 Listed $305,400 Hive MLS

Property tax history

+128.4%/yr

Latest (2025): $2,045 · +389.4% YoY. Source: county tax records.