305 Kure Village Way · Kure Beach, NC 28449

$990,000

4 bd · 3.5 ba · 2,278 sqft · Townhouse public records · 215 Days on market

Built 2017 958 sqft lot Est $822k · 20% over $795/mo HOA · 3% of rent

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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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful townhome in desirable Seaview community. ! This home will not last long! Beautiful ocean views and lots of upgrades throughout. Home has an elevator and a generator hook up.

Key facts

• Community pool
• Oversized top deck
• Beach access

Tags

• OVERSIZED TOP DECK
• HIGH-END KITCHENAID APPLIANCES
• ELEVATOR SERVICING ALL LEVELS
• COMMUNITY POOL
• BEACH ACCESS

Property features AI

Finance

• Other: Zoning: B-3; Subdivision: Seaview; Directions available
• HOA & community: Homeowners association with annual fee (paid annually); Association covers grounds maintenance; Community pool

Exterior

• Parking: Attached garage (1 garage space); 4 open parking spaces; Concrete parking
• Utilities: Sewer connected; Water connected
• Home design: Townhouse; Three or more levels; Residential property
• Construction: Fiber cement construction; Metal roof; Slab foundation
• Exterior features: Outdoor shower; Balcony; Covered deck

Interior

• Kitchen: Kitchen island
• Bedrooms: Total rooms: 7
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Walk-in closets; Vaulted and high ceilings; Entrance foyer; Kitchen island; Elevator; Ceiling fans; Window coverings; Furnished
• Laundry & utility: Elevator provides accessible access (accessible elevator installed)

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $990k.

Deal economics

• At list price, monthly cash flow is $11k ($136k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $990k).
• Recommended offer: $871k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 2.1% in Kure 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 65/100 on livability (#303 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment 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: Carolina Beach Elementary (math 55% / reading 59%, grade C+, #249 of 1,410 statewide, top 20%, 431 students, 32% 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: 92 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $277k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($871k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $725k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $871,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 2.42% ✓
• Cap rate: 20.02%
• Cash-on-cash: 49.02%
• DSCR: 3.18
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $822,358
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Kure Village Way	0.00mi	4/3.5	2,253 (-1%)	0mo	$962,000	$427	98
636 Settlers Ln	0.28mi	3/2.5 (-1)	2,101 (-8%)	5mo	$655,000	$312	60
301 Fort Fisher Blvd S Unit B	0.45mi	4/3.0	2,435 (+7%)	6mo	$1,500,000	$616	60
1106 Fort Fisher Blvd N Unit 1	0.36mi	4/3.5	2,602 (+14%)	4mo	$1,312,500	$504	56
805 Sloop Pointe Ln	0.24mi	3/2.5 (-1)	1,941 (-15%)	1mo	$549,900	$283	54
1416 Snapper Ln #2	0.72mi	4/3.5	2,090 (-8%)	0mo	$755,000	$361	53
115 Hanby Ave Unit B	0.35mi	3/2.5 (-1)	1,963 (-14%)	2mo	$789,000	$402	50
115 Hanby Ave Unit A	0.35mi	3/2.5 (-1)	1,963 (-14%)	6mo	$830,000	$423	47
1410 Snapper Ln Unit 2	0.74mi	4/3.5	2,471 (+8%)	6mo	$720,000	$291	46
656 Settlers Ln	0.28mi	3/2.5 (-1)	1,944 (-15%)	9mo	$653,000	$336	46
1506 Pinfish Ln #2	0.70mi	3/3.5 (-1)	2,047 (-10%)	6mo	$655,000	$320	40
1508 Pinfish Ln #1	0.69mi	3/3.5 (-1)	2,051 (-10%)	10mo	$650,000	$317	38

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: 46.6%
• Equity multiple: 3.03×
• Total profit: $561,617
• Equity at exit: $147,612

10-year hold

• IRR: 52.4%
• Equity multiple: 6.13×
• Total profit: $1,421,149
• Equity at exit: $85,597

Cash invested: $277,200 (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 28449

• Active inventory: 92
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $24,000 medium
• Mortgage (P&I): −$5,192
• Tax est. 1.5%: −$1,238 /mo · $14,850/yr
• Insurance: −$412
• HOA: −$795
• Vacancy / Maint / Mgmt: −$5,040
• Net cashflow: $11,323

Break-even live

Break-even rent $9,667

Max offer price $990,000

Occupancy floor 48%

Sensitivity live

Price	-10% $12,007	-5% $11,665	+0% $11,323	+5% $10,981	+10% $10,639
Rent	-10% $9,427	-5% $10,375	+0% $11,323	+5% $12,271	+10% $13,219
Rate	-1.0pp $11,822	-0.5pp $11,575	base $11,323	+0.5pp $11,067	+1.0pp $10,806

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: $247,500
• Closing costs: $29,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1622 Swordfish Ln #1 Carolina Beach, NC	4.0	3.5	2476	$24,000	$9.69	21d	1	0.47mi

HOA detail

• Monthly dues: $795 · $9,540/yr

Listing history 10 events

1. 2026-05-13
   status Pending
2. 2026-01-27
   price $990,000
3. 2025-10-10
   listed $1,015,000 Active
4. 2021-05-03
   soldstatus $725,000 183-char remark

   Show marketing remark (183 chars)

   Beautiful townhome in desirable Seaview community. ! This home will not last long! Beautiful ocean views and lots of upgrades throughout. Home has an elevator and a generator hook up.

5. 2021-04-30
   soldstatus $725,000
6. 2021-03-29
   listed $725,000 183-char remark

   Show marketing remark (183 chars)

   Beautiful townhome in desirable Seaview community. ! This home will not last long! Beautiful ocean views and lots of upgrades throughout. Home has an elevator and a generator hook up.

7. 2019-08-19
   soldstatus $589,000 661-char remark

   Show marketing remark (661 chars)

   SEAVIEW - a rare listing in this desirable community in Kure Beach. Townhome is currently on the vacation rental program. It's perfect to own as a permanent residence, a 2nd home or an investment opportunity. Ocean views, elevator, garage, community pool, just across the street from the ocean and no flood insurance required. Upgrades include trex decking on both porches, quartz countertops, tiled flooring in the lower level and hardwood flooring throughout the 2nd & 3rd levels. Breakfast nook in kitchen, backsplash, and counter depth refrigerator. Added electrical including generator hook-up. Call for your tour today - this one will not last long!

8. 2019-08-19
   soldstatus $589,000

   Show marketing remark (661 chars)

   SEAVIEW - a rare listing in this desirable community in Kure Beach. Townhome is currently on the vacation rental program. It's perfect to own as a permanent residence, a 2nd home or an investment opportunity. Ocean views, elevator, garage, community pool, just across the street from the ocean and no flood insurance required. Upgrades include trex decking on both porches, quartz countertops, tiled flooring in the lower level and hardwood flooring throughout the 2nd & 3rd levels. Breakfast nook in kitchen, backsplash, and counter depth refrigerator. Added electrical including generator hook-up. Call for your tour today - this one will not last long!

9. 2019-05-22
   listed $639,000 661-char remark

   Show marketing remark (661 chars)

   SEAVIEW - a rare listing in this desirable community in Kure Beach. Townhome is currently on the vacation rental program. It's perfect to own as a permanent residence, a 2nd home or an investment opportunity. Ocean views, elevator, garage, community pool, just across the street from the ocean and no flood insurance required. Upgrades include trex decking on both porches, quartz countertops, tiled flooring in the lower level and hardwood flooring throughout the 2nd & 3rd levels. Breakfast nook in kitchen, backsplash, and counter depth refrigerator. Added electrical including generator hook-up. Call for your tour today - this one will not last long!

10. 2017-03-27
    soldstatus $524,000

ⓘ 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 6/10 Major FEMA zone X (shaded) · 51% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 19 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: $288,000
• − Mortgage interest: −$55,455
• − Property taxes: −$14,850
• − Insurance: −$4,950
• − Repairs & maintenance: −$23,040
• − Management: −$23,040
• − HOA: −$9,540
• − Depreciation: −$28,800
• Taxable income: $128,325
• Est. tax owed @ 24.0%: −$30,798
• After-tax cash flow: $105,082/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 — Kure Beach

• Score: 65/100
• State rank: #303
• US rank: #12563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kure Beach, NC
• Population (ZIP): 2,017

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 6% Serbian 5% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2% 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: ▼ -197.31%
• Current HPI: 246.571
• 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

+88.9% since first listed

10 events — show timeline

• 2026-05-13 Pending — Hive MLS
• 2026-01-27 Price Changed $990,000 Hive MLS
• 2025-10-10 Listed $1,015,000 Hive MLS
• 2021-05-03 Sold (MLS) $725,000 Hive MLS
• 2021-04-30 Sold (Public Records) $725,000 Public Records
• 2021-03-29 Listed $725,000 Hive MLS
• 2019-08-19 Sold (Public Records) $589,000 Public Records
• 2019-08-19 Sold (MLS) $589,000 Hive MLS
• 2019-05-22 Listed $639,000 Hive MLS
• 2017-03-27 Sold (Public Records) $524,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,199 · -74.4% YoY. Source: county tax records.