107 Long Leaf Dr · Wrightsboro, NC 28401

$260,000

3 bd · 1.5 ba · 1,695 sqft · SingleFamily public records · 14 Days on market

Built 1950 0.65 ac lot Est $393k · 34% under

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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 +15.0/15.0
• Cash flow +14.0/30.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the quiet, established neighborhood of Wrightsboro Acres, this property sits on nearly a full acre lot, offering room to breathe, grow, and make it your own. Located conveniently close to Wrightsboro Elementary School, this home is perfectly positioned for families looking to put down roots in a peaceful setting -- all while staying just a short drive from everything Wilmington has to offer. Spend your summers enjoying the above-ground pool with surrounding decking, a ready-made outdoor retreat perfect for relaxing or entertaining. The generous lot provides ample space for gardens, outbuildings, or simply enjoying the outdoors. This home is being offered at a great price and is p

Key facts

• Generous lot
• Above-ground pool
• Ample space

Tags

• ABOVE-GROUND POOL
• OUTDOOR RETREAT
• GENEROUS LOT
• AMPLE SPACE

Property features AI

Exterior

• Parking: Off-street parking; 1 garage space (attached or detached not specified); 1 total parking space
• Utilities: Well water; Septic tank; Water connected; Sewer available
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Vinyl siding; Frame construction; Shingle roof; Crawl space foundation; Built as residential single-family
• Exterior features: Deck; Front porch; Above-ground pool; Back yard fencing; Shed(s); Workshop; Has view

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: 8 total rooms (bedrooms and living areas combined)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heat pump; Propane heating; Electric heating; Fireplace(s)
• Interior features: Ceiling fan(s); Gas log fireplace
• Laundry & utility: Washer; Dryer; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $33 ($400/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 $199k (23.4% below list).
• Recommended offer: $199k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); New Hanover High (math 60% / reading 53%, grade C, #261 of 535 statewide, top 49%, 1,466 students, 100% FRL) — zoned schools average 99% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 279 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 ($58k/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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $26k; list at $260k implies a 904% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,086 (23.4% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.77% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $393,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Laurel Dr	0.13mi	2/1.5 (-1)	1,536 (-9%)	4mo	$345,000	$225	70
3316 N Kerr Ave	0.30mi	3/2.5	1,833 (+8%)	3mo	$393,000	$214	66
3013 Primrose Ln	0.53mi	4/2.5 (+1)	1,694 (-0%)	1mo	$395,000	$233	66
2232 Blue Bonnet Cir	0.42mi	4/2.5 (+1)	1,704 (+0%)	10mo	$400,000	$235	62
124 Tributary Cir	0.68mi	3/2.0	1,618 (-4%)	1mo	$375,000	$232	58
1319 Teddy Rd	0.49mi	4/2.5 (+1)	1,670 (-2%)	12mo	$370,000	$222	56
3005 Primrose Ln	0.51mi	3/2.0	1,615 (-5%)	12mo	$394,000	$244	56
2028 Blue Bonnet Cir	0.60mi	4/2.5 (+1)	1,707 (+1%)	7mo	$385,000	$226	56
2131 Blue Bonnet Cir	0.59mi	3/2.0	1,613 (-5%)	14mo	$402,500	$250	51
1309 Rooster Ct	0.66mi	3/2.5	1,858 (+10%)	10mo	$395,000	$213	41
135 Whitman Ave	0.57mi	3/2.0	1,461 (-14%)	15mo	$330,000	$226	36
3213 Galway Rd	0.71mi	4/2.0 (+1)	1,486 (-12%)	15mo	$362,000	$244	27

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: -18.4%
• Equity multiple: 0.37×
• Total profit: $-45,969
• Equity at exit: $38,767

10-year hold

• IRR: -17.0%
• Equity multiple: 0.17×
• Total profit: $-60,362
• Equity at exit: $22,480

Cash invested: $72,800 (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: 279
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,991 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $33

Break-even live

Break-even rent $1,949

Max offer price $260,000

Occupancy floor 93%

Sensitivity live

Price	-10% $181	-5% $107	+0% $33	+5% $-40	+10% $-114
Rent	-10% $-124	-5% $-45	+0% $33	+5% $112	+10% $191
Rate	-1.0pp $164	-0.5pp $99	base $33	+0.5pp $-34	+1.0pp $-103

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3005 Primrose Ln Castle Hayne, NC	3.0	2.0	1615	$2,495	$1.54	22d	1	0.52mi

Listing history 3 events

1. 2026-05-11
   status Pending
2. 2026-04-27
   listed $260,000 Active
3. 1977-03-01
   soldstatus $25,900

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $2,132 · $178/mo
• Expected delta: +$1,321/yr (+$110/mo · 162.7%)

ⓘ 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 9/10 Extreme 7 d/yr ≥105°F today · 17 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: $23,890
• − Mortgage interest: −$14,564
• − Property taxes: −$811
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$7,564
• Taxable loss: −$4,171
• Est. tax savings @ 24.0%: +$1,001
• After-tax cash flow: $1,401/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): 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

+903.9% since first listed

3 events — show timeline

• 2026-05-11 Pending — Hive MLS
• 2026-04-27 Listed $260,000 Hive MLS
• 1977-03-01 Sold (Public Records) $25,900 Public Records

Property tax history

+0.2%/yr

Latest (2025): $811 · -16.2% YoY. Source: county tax records.