5 Sea Oats Ln · Wrightsville Beach, NC 28480

$285,000

4 bd · 3.0 ba · 2,290 sqft · SingleFamily · 1 Days on market

Built 1982 1,176 sqft lot Est $300k · at est.

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.7/15.0
• 1% rule +9.6/10.0
• Appreciation +8.0/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FRACTIONAL OWNERSHIP - Wrightsville Beach. Dream Home. This 4 bedroom, 3 bath luxury beach house could be your carefree beach destination 5 weeks of the year. Fractional ownership allows you to own a million dollar house while sharing the cost with the other nine co-owners. Open floor plan beautifully decorated. two of the three bathrooms have been recently renovated as well as hardwood placed on the stairs and upper hallway with new carpet in the bedrooms. Enjoy the fresh ocean air on your substantial two level deck. Includes all furnishings, linens, cleaning service, outdoor shower, separate storage spaces for each owner. Sound access, day dock, and beach access.

Key facts

• Open floor plan
• Outdoor shower
• Sound access

Tags

• OPEN FLOOR PLAN
• RECENTLY RENOVATED BATHROOMS
• HARDWOOD FLOORS
• SUBSTANTIAL TWO LEVEL DECK
• OUTDOOR SHOWER
• SOUND ACCESS

Property features AI

Finance

• Financial info: Tax annual amount available but excluded per instructions

Exterior

• Parking: Carport; Covered parking; Concrete surface; Lighted parking area; Off-street parking
• Utilities: Public water and sewer (implied by paved/private road access)
• Home design: Residential timeshare (fractional); Three or more levels; 3 stories total
• Construction: Frame construction; Shingle roof; Foundation: slab and pillar/post/pier/other
• Exterior features: Deck; Oceanfront frontage; Paved road access; Private road access; Has a view

Interior

• Kitchen: Kitchen island; Pantry
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Bathrooms: 3 full bathrooms; Accessible full bathroom
• Heating & cooling: Heat pump; Electric heating; Fireplace(s); Central air conditioning
• Interior features: Kitchen island; Ceiling fans; Pantry; Window coverings; Furnished

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Cap rate 11.8% vs local median 0.2% in Wrightsville Beach — 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 61/100 on livability (#501 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, schools B; Watch: housing C-, crime D+, health & safety D.
• 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.
• Market conditions: 52 active listings in the ZIP; 2,581 units permitted in New Hanover County in 2024 (1,185 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $17k appreciation (6.0% local appreciation)).
• New Hanover County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 6y 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

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.46% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.81%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $299,990
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Sea Oats Ln	0.02mi	4/3.0	2,290 (0%)	4mo	$265,000	$116	96
10 Sea Oats Ln	0.05mi	4/3.0	2,296 (+0%)	2mo	$200,000	$87	96
5 Sea Oats Ln	0.00mi	4/3.0	2,290 (0%)	10mo	$285,000	$124	92
13 Sea Oats Ln	0.04mi	4/3.0	2,309 (+1%)	7mo	$255,000	$110	91
19 Sea Oats Ln	0.08mi	4/3.0	2,290 (0%)	10mo	$300,000	$131	88
14 Sea Oats Ln	0.04mi	4/3.0	2,290 (0%)	14mo	$265,000	$116	87
3 Palmetto Dr	0.13mi	4/3.0	2,295 (+0%)	22mo	$2,490,000	$1,085	76
19 W Oxford St	0.47mi	3/3.0 (-1)	2,275 (-1%)	14mo	$2,600,000	$1,143	60
1 Northridge Ln	0.61mi	4/3.5	2,300 (+0%)	11mo	$2,600,000	$1,130	60
612 Channel Dr N	0.53mi	5/3.0 (+1)	2,485 (+8%)	3mo	$3,800,000	$1,529	54
4 W Atlanta St	0.74mi	4/2.5	2,538 (+11%)	1mo	$4,375,000	$1,724	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.72×
• Total profit: $137,459
• Equity at exit: $179,436

10-year hold

• IRR: 24.6%
• Equity multiple: 5.54×
• Total profit: $362,211
• Equity at exit: $325,633

Cash invested: $79,800 (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 28480

• Home prices YoY: 2.3%
• Active inventory: 52
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $4,160 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$874
• Net cashflow: $857

Break-even live

Break-even rent $3,076

Max offer price $285,000

Occupancy floor 74%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-17
   remarks 654-char remark

   Show marketing remark (673 chars)

   FRACTIONAL OWNERSHIP - Wrightsville Beach. Dream Home. This 4 bedroom, 3 bath luxury beach house could be your carefree beach destination 5 weeks of the year. Fractional ownership allows you to own a million dollar house while sharing the cost with the other nine co-owners. Open floor plan beautifully decorated. two of the three bathrooms have been recently renovated as well as hardwood placed on the stairs and upper hallway with new carpet in the bedrooms. Enjoy the fresh ocean air on your substantial two level deck. Includes all furnishings, linens, cleaning service, outdoor shower, separate storage spaces for each owner. Sound access, day dock, and beach access.

3. 2026-06-17
   listed $285,000 Active 1 DOM

   Show marketing remark (673 chars)

   FRACTIONAL OWNERSHIP - Wrightsville Beach. Dream Home. This 4 bedroom, 3 bath luxury beach house could be your carefree beach destination 5 weeks of the year. Fractional ownership allows you to own a million dollar house while sharing the cost with the other nine co-owners. Open floor plan beautifully decorated. two of the three bathrooms have been recently renovated as well as hardwood placed on the stairs and upper hallway with new carpet in the bedrooms. Enjoy the fresh ocean air on your substantial two level deck. Includes all furnishings, linens, cleaning service, outdoor shower, separate storage spaces for each owner. Sound access, day dock, and beach access.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 21 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: $49,926
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$6,950
• − Repairs & maintenance: −$3,994
• − Management: −$3,994
• − Depreciation: −$8,291
• Taxable income: $6,457
• Est. tax owed @ 24.0%: −$1,550
• After-tax cash flow: $8,732/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 — Wrightsville Beach

• Score: 61/100
• State rank: #501
• US rank: #18303

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wrightsville Beach, NC
• City population: 2,727
• Population (ZIP): 2,727

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 6% Italian 4% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 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: ▲ 6.02%
• Current HPI: 262.9978
• 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

+128.0% since first listed

12 events — show timeline

• 2026-06-17 Listed $285,000 Hive MLS
• 2026-06-17 Listed $285,000 Hive MLS
• 2025-08-20 Sold (MLS) $285,000 Hive MLS
• 2025-08-02 Listed $300,000 Hive MLS
• 2025-03-31 Sold (MLS) $225,000 Hive MLS
• 2025-01-16 Listed $240,000 Hive MLS
• 2024-04-19 Sold (MLS) $200,000 Hive MLS
• 2024-01-21 Listed $200,000 Hive MLS
• 2021-12-15 Sold (MLS) $120,000 Hive MLS
• 2020-12-01 Sold (MLS) $120,000 Hive MLS
• 2020-10-28 Listed $135,000 Hive MLS
• 2020-08-21 Listed $125,000 Hive MLS