1491 Round Ridge Rd SE · Oak Island, NC 28422

$299,950

3 bd · 2.5 ba · 1,482 sqft · SingleFamily public records · 133 Days on market

Built 2017 6,970 sqft lot Est $283k · 6% over $105/mo HOA · 4% 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).

• Cash flow +12.4/30.0
• ARV discount +4.8/15.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look no further! Enjoy your oversized patio, fire pit, and views of the par 3 golf course & ponds. This home offers 3 bedrooms, 2.5 baths, and a loft. The spacious owner's suite features vaulted ceilings and a generous walk in closet. The open concept living room and kitchen provide the perfect space for gatherings, the spacious pantry/ laundry room provide added storage. The community includes a clubhouse, pool and par 3 golf course. Conveniently located to charming Southport, Oak Island, Shallotte and 17 for easy access to Wilmington.

Key facts

• Firepit
• Large back patio
• New lvp flooring

Tags

• BACKYARD OVERLOOKS GOLF COURSE
• BACKYARD OVERLOOKS PONDS
• FIREPIT
• LARGE BACK PATIO
• NEW LVP FLOORING
• NEW BUTCHER BLOCK COUNTERTOPS

Property features AI

Finance

• Other: Zoning: Co-R-6000
• HOA & community: Homeowners association with annual fee; Annual association fee: $1,260 (approx. $105/month); Association amenities: Clubhouse, Golf course, RV/Boat storage, Trails; Community features: Pool, Street lights

Exterior

• Parking: 2 total parking spaces; 2-car attached garage; Garage faces front
• Security: Smoke detectors
• Utilities: Public water; Sewer connected; Water connected; Cable available
• Home design: Single family residence; Two levels; Entry level: 1; Has view
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as a residential single family home
• Exterior features: Covered patio; Patio; Front porch; Pond view; Interior lot on a golf course; Level lot; Paved private road frontage; Irrigation equipment

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Bedrooms: Total rooms: 6
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Walk-in closets; Vaulted ceilings; Entrance foyer; Ceiling fans; Pantry; Window coverings; Furnished negotiable
• Laundry & utility: Washer hookup; Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-50 ($-603/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (22.0% below list).
• Recommended offer: $234k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.8% in Oak Island — 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 67/100 on livability (#233 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: Virginia Williamson Elem (math 50% / reading 49%, grade D, #417 of 1,410 statewide, top 32%, 502 students, 99% FRL); Cedar Grove Middle (math 30% / reading 36%, grade F, #305 of 475 statewide, top 65%, 434 students, 99% FRL); South Brunswick High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 1,172 students, 100% FRL) — zoned schools average 99% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 569 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 40% of the median local income ($69k/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 $9k 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 133 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $234,011 (22.0% 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. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 22% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $283,062
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1480 Gate Hill Rd SE	0.06mi	3/2.0	1,412 (-5%)	5mo	$290,000	$205	83
1465 W Black Squirrel Ln SE	0.40mi	4/2.0 (+1)	1,508 (+2%)	3mo	$285,000	$189	68
1534 Maltwood Ct SE	0.64mi	3/2.0	1,493 (+1%)	1mo	$269,000	$180	66
1332 Cadbury Castle Dr SE	0.45mi	3/2.0	1,383 (-7%)	3mo	$293,000	$212	64
1803 St Patricks Ct SE	0.35mi	3/2.0	1,618 (+9%)	5mo	$285,000	$176	62
1551 Murre Ct SE	0.69mi	3/2.0	1,459 (-2%)	1mo	$278,000	$191	62
1728 Culdees Ln SE	0.54mi	3/2.0	1,618 (+9%)	2mo	$325,000	$201	56
1155 Little Martha Way SE Lot 11	0.56mi	3/2.0	1,618 (+9%)	2mo	$365,000	$226	55
1608 Godney Ct SE	0.53mi	3/2.0	1,636 (+10%)	1mo	$254,500	$156	55
1428 St Dunstan Ct SE	0.52mi	3/2.0	1,618 (+9%)	7mo	$327,500	$202	53
1616 Lightered Knot Ct	0.72mi	3/2.0	1,618 (+9%)	4mo	$264,000	$163	46
1590 Lightered Knot Ct SE	0.74mi	3/2.0	1,656 (+12%)	1mo	$315,000	$190	43

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-51,878
• Equity at exit: $44,724

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-49,587
• Equity at exit: $25,934

Cash invested: $83,986 (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 28422

• Home prices YoY: -23.8%
• Active inventory: 569
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,340 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$125
• HOA: −$105
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-50

Break-even live

Break-even rent $2,404

Max offer price $291,071

Occupancy floor 97%

Sensitivity live

Price	-10% $120	-5% $35	+0% $-50	+5% $-135	+10% $-220
Rent	-10% $-235	-5% $-143	+0% $-50	+5% $42	+10% $135
Rate	-1.0pp $101	-0.5pp $26	base $-50	+0.5pp $-128	+1.0pp $-207

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: $74,988
• Closing costs: $8,998
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2208 Lakefront Dr SE Bolivia, NC	3.0–4.0	2.0–2.5	1595	$1,825	$1.14	15d	61	0.82mi
1004 Arborside Cir Bolivia, NC	1.0–3.0	1.0–2.5	1307	$2,170	$1.66	15d	15	1.22mi

HOA detail

• Monthly dues: $105 · $1,260/yr
• Likely covers: pool

Listing history 20 events

1. 2026-05-14
   price $299,950
2. 2026-04-25
   price $305,000
3. 2026-04-17
   price $310,000
4. 2026-04-01
   price $318,000
5. 2026-03-13
   price $322,000
6. 2026-01-17
   listed $325,000 Active
7. 2022-07-06
   soldstatus $283,000 Closed 548-char remark

   Show marketing remark (548 chars)

   Look no further! Enjoy your oversized patio, fire pit, and views of the par 3 golf course & ponds. This home offers 3 bedrooms, 2.5 baths, and a loft. The spacious owner's suite features vaulted ceilings and a generous walk in closet. The open concept living room and kitchen provide the perfect space for gatherings, the spacious pantry/ laundry room provide added storage. The community includes a clubhouse, pool and par 3 golf course. Conveniently located to charming Southport, Oak Island, Shallotte and 17 for easy access to Wilmington.

8. 2022-07-06
   soldstatus $283,000

   Show marketing remark (548 chars)

   Look no further! Enjoy your oversized patio, fire pit, and views of the par 3 golf course & ponds. This home offers 3 bedrooms, 2.5 baths, and a loft. The spacious owner's suite features vaulted ceilings and a generous walk in closet. The open concept living room and kitchen provide the perfect space for gatherings, the spacious pantry/ laundry room provide added storage. The community includes a clubhouse, pool and par 3 golf course. Conveniently located to charming Southport, Oak Island, Shallotte and 17 for easy access to Wilmington.

9. 2022-05-20
   status Pending 548-char remark

   Show marketing remark (548 chars)

   Look no further! Enjoy your oversized patio, fire pit, and views of the par 3 golf course & ponds. This home offers 3 bedrooms, 2.5 baths, and a loft. The spacious owner's suite features vaulted ceilings and a generous walk in closet. The open concept living room and kitchen provide the perfect space for gatherings, the spacious pantry/ laundry room provide added storage. The community includes a clubhouse, pool and par 3 golf course. Conveniently located to charming Southport, Oak Island, Shallotte and 17 for easy access to Wilmington.

10. 2022-05-12
    price $289,000 548-char remark

    Show marketing remark (548 chars)

    Look no further! Enjoy your oversized patio, fire pit, and views of the par 3 golf course & ponds. This home offers 3 bedrooms, 2.5 baths, and a loft. The spacious owner's suite features vaulted ceilings and a generous walk in closet. The open concept living room and kitchen provide the perfect space for gatherings, the spacious pantry/ laundry room provide added storage. The community includes a clubhouse, pool and par 3 golf course. Conveniently located to charming Southport, Oak Island, Shallotte and 17 for easy access to Wilmington.

11. 2022-04-10
    listed $296,000 Active 548-char remark

    Show marketing remark (548 chars)

    Look no further! Enjoy your oversized patio, fire pit, and views of the par 3 golf course & ponds. This home offers 3 bedrooms, 2.5 baths, and a loft. The spacious owner's suite features vaulted ceilings and a generous walk in closet. The open concept living room and kitchen provide the perfect space for gatherings, the spacious pantry/ laundry room provide added storage. The community includes a clubhouse, pool and par 3 golf course. Conveniently located to charming Southport, Oak Island, Shallotte and 17 for easy access to Wilmington.

12. 2020-12-01
    soldstatus $196,000 898-char remark

    Show marketing remark (898 chars)

    Pack your bags! This move-in ready home located in the desirable New South Bridge subdivision has HIT THE MARKET! This property was initially sold by the developer as a premium golf course lot. It gives you a beautiful backyard view you can enjoy from your patio with a fire pit AND inside, 3 bedrooms, 2 ½ baths, a roomy loft that can be used as flex space. On the main floor, you will enjoy a lovely open living space with a tremendous kitchen, laundry room and fabulous pantry! Your garage has been modified to be that desirable man-cave/she-shed area OR can be easily converted back to the two-car garage, as built. It's your choice! The community includes a member clubhouse and pool along with many other benefits. So, what are you waiting for? Make your appointment today and get ready to enjoy this lovely home that is minutes to Southport and all the enjoyment of NC Coastal Living.

13. 2020-12-01
    soldstatus $196,000

    Show marketing remark (898 chars)

    Pack your bags! This move-in ready home located in the desirable New South Bridge subdivision has HIT THE MARKET! This property was initially sold by the developer as a premium golf course lot. It gives you a beautiful backyard view you can enjoy from your patio with a fire pit AND inside, 3 bedrooms, 2 ½ baths, a roomy loft that can be used as flex space. On the main floor, you will enjoy a lovely open living space with a tremendous kitchen, laundry room and fabulous pantry! Your garage has been modified to be that desirable man-cave/she-shed area OR can be easily converted back to the two-car garage, as built. It's your choice! The community includes a member clubhouse and pool along with many other benefits. So, what are you waiting for? Make your appointment today and get ready to enjoy this lovely home that is minutes to Southport and all the enjoyment of NC Coastal Living.

14. 2020-07-20
    listed $204,900 898-char remark

    Show marketing remark (898 chars)

    Pack your bags! This move-in ready home located in the desirable New South Bridge subdivision has HIT THE MARKET! This property was initially sold by the developer as a premium golf course lot. It gives you a beautiful backyard view you can enjoy from your patio with a fire pit AND inside, 3 bedrooms, 2 ½ baths, a roomy loft that can be used as flex space. On the main floor, you will enjoy a lovely open living space with a tremendous kitchen, laundry room and fabulous pantry! Your garage has been modified to be that desirable man-cave/she-shed area OR can be easily converted back to the two-car garage, as built. It's your choice! The community includes a member clubhouse and pool along with many other benefits. So, what are you waiting for? Make your appointment today and get ready to enjoy this lovely home that is minutes to Southport and all the enjoyment of NC Coastal Living.

15. 2017-11-14
    soldstatus $139,990
16. 2017-02-15
    listed $139,990
17. 2010-04-12
    historical
18. 2009-03-05
    historical
19. 2008-10-09
    listed $69,900
20. 2008-10-09
    listed $69,900

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$1,308/yr (+$109/mo · 113.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 20 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: $28,081
• − Mortgage interest: −$16,802
• − Property taxes: −$1,152
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − HOA: −$1,260
• − Depreciation: −$8,726
• Taxable loss: −$5,851
• Est. tax savings @ 24.0%: +$1,404
• After-tax cash flow: $801/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 — Oak Island

• Score: 67/100
• State rank: #233
• US rank: #10757

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

• County: Brunswick County · 131,536 people
• City population: 8,756
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 10,059
• Household income: $69,412
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 243.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 8% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -44.19%
• Current HPI: 141.1956
• Rent YoY: —
• 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

+329.1% since first listed

20 events — show timeline

• 2026-05-14 Price Changed $299,950 Hive MLS
• 2026-04-25 Price Changed $305,000 Hive MLS
• 2026-04-17 Price Changed $310,000 Hive MLS
• 2026-04-01 Price Changed $318,000 Hive MLS
• 2026-03-13 Price Changed $322,000 Hive MLS
• 2026-01-17 Listed $325,000 Hive MLS
• 2022-07-06 Sold (Public Records) $283,000 Public Records
• 2022-07-06 Sold (MLS) $283,000 Hive MLS
• 2022-05-20 Pending — Hive MLS
• 2022-05-12 Price Changed $289,000 Hive MLS
• 2022-04-10 Listed $296,000 Hive MLS
• 2020-12-01 Sold (Public Records) $196,000 Public Records
• 2020-12-01 Sold (MLS) $196,000 Hive MLS
• 2020-07-20 Listed $204,900 Hive MLS
• 2017-11-14 Sold (MLS) $139,990 Hive MLS
• 2017-02-15 Listed $139,990 Hive MLS
• 2010-04-12 Listing Removed — Hive MLS
• 2009-03-05 Listing Removed — Hive MLS
• 2008-10-09 Listed $69,900 Hive MLS
• 2008-10-09 Listed $69,900 Hive MLS

Property tax history

+38.5%/yr

Latest (2025): $1,152 · +0.0% YoY. Source: county tax records.