2160 Wild Indigo Cir NW · Carolina Shores, NC 28467

$244,050

3 bd · 3.0 ba · 1,437 sqft · Townhouse · 27 Days on market

Built 2026 Good condition Est $221k · 10% over

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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 +12.9/30.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home provides low-maintenance living with everything you need on the first floor. Past the foyer is a fully equipped kitchen which connects to the dining and living spaces, along with an attached patio for indoor-outdoor activities. The owner's suite with a private bathroom and walk-in closet is located at opposite ends of the home from the secondary bedroom. Upstairs, a versatile bedroom suite provides additional space for homeowners to customize as they please.

Key facts

• Walk-in closet
• Private bathroom
• Attached patio

Tags

• FULLY EQUIPPED KITCHEN
• ATTACHED PATIO
• PRIVATE BATHROOM
• WALK-IN CLOSET
• VERSATILE BEDROOM SUITE

Property features AI

Finance

• Other: Address: 2160 Wild Indigo Cir NW, Calabash NC 28467; Listing last modified May 25, 2026
• Financial info: List price $298,500

Exterior

• Parking: 1-car garage; 1 parking space (total)
• Home design: Single-family home (Blakely plan)
• Exterior features: Living area of 1437

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home (new construction, Blakely plan); Active listing

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $244k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-19 ($-223/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (13.5% below list).
• Recommended offer: $211k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.9% in Carolina Shores — 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 64/100 on livability (#352 in NC) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B+; 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: Jessie Mae Monroe Elementary (math 43% / reading 41%, grade F, #633 of 1,410 statewide, top 48%, 394 students, 99% FRL); Shallotte Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 674 students, 100% FRL); West Brunswick High (math 50% / reading 56%, grade C-, #281 of 535 statewide, top 53%, 1,526 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: 703 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/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 $7k 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 27 days — a 2% lower offer ($240k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,140 (13.5% 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. 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: 0.87% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $221,298
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2013 Wild Indigo Cir NW	0.04mi	3/3.0	1,457 (+1%)	3mo	$239,500	$164	93
2083 NE Wild Indigo Cir NW #93	0.05mi	3/3.0	1,457 (+1%)	6mo	$223,000	$153	90
2088 NE Wild Indigo Cir NW #200	0.04mi	3/3.0	1,457 (+1%)	7mo	$215,000	$148	90
2013 Wild Indigo Cir NW #3	0.04mi	3/3.0	1,457 (+1%)	9mo	$225,000	$154	88
2041 Wild Indigo Cir NW #103	0.08mi	3/3.0	1,457 (+1%)	8mo	$214,150	$147	87
2091 Wild Indigo Cir NW #91	0.11mi	3/3.0	1,457 (+1%)	7mo	$224,000	$154	87
2049 Wild Indigo Cir NW #101	0.08mi	3/3.0	1,457 (+1%)	8mo	$229,000	$157	87
2115 NW Wild Indigo Circle End Unit W #85	0.14mi	3/3.0	1,457 (+1%)	6mo	$230,000	$158	86
2100 NE Wild Indigo Cir NW #197	0.14mi	3/3.0	1,457 (+1%)	7mo	$212,000	$146	85
2080 NE Wild Indigo Cir NW #202	0.30mi	3/3.0	1,457 (+1%)	7mo	$226,200	$155	77
330 S Middleton Dr NW Unit 505	0.53mi	2/2.0 (-1)	1,275 (-11%)	0mo	$187,500	$147	47
1215 N Middleton Dr NW Apt 2505	0.45mi	2/2.0 (-1)	1,270 (-12%)	6mo	$210,000	$165	46

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-40,697
• Equity at exit: $36,389

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-36,832
• Equity at exit: $21,101

Cash invested: $68,334 (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 28467

• Home prices YoY: -33.7%
• Active inventory: 703
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,111 medium
• Mortgage (P&I): −$1,280
• Tax est. 1.5%: −$305 /mo · $3,661/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-19

Break-even live

Break-even rent $2,135

Max offer price $241,363

Occupancy floor 96%

Sensitivity live

Price	-10% $150	-5% $66	+0% $-19	+5% $-103	+10% $-187
Rent	-10% $-185	-5% $-102	+0% $-19	+5% $65	+10% $148
Rate	-1.0pp $104	-0.5pp $44	base $-19	+0.5pp $-82	+1.0pp $-146

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: $61,012
• Closing costs: $7,322
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8837 Ladson Ln NW Carolina Shores, NC	3.0	3.0	1457	$1,775	$1.22	25d	1	0.35mi
8825 Wadsworth Dr NW Calabash, NC	3.0	2.0	1512	$2,400	$1.59	15d	1	0.49mi
395 S Crow Creek Dr NW Calabash, NC	2.0	2.0	1162	$1,550	$1.33	15d	1	1.43mi
240 Woodlands Way #17 Calabash, NC	2.0	2.0	1176	$1,800	$1.53	15d	1	1.49mi

Listing history 19 events

1. 2026-06-22
   days on market $244,050 Active 27 DOM
2. 2026-06-18
   days on market $244,050 Active 24 DOM
3. 2026-06-18
   price $244,050 Active 23 DOM
4. 2026-06-17
   days on market $299,000 Active 23 DOM
5. 2026-06-16
   pricedays on market $299,000 Active 22 DOM
6. 2026-06-15
   price $254,000 Active 21 DOM
7. 2026-06-15
   days on market $253,500 Active 21 DOM
8. 2026-06-14
   days on market $253,500 Active 19 DOM
9. 2026-06-13
   days on market $253,500 Active 18 DOM
10. 2026-06-10
    days on market $253,500 Active 16 DOM
11. 2026-06-09
    days on market $253,500 Active 15 DOM
12. 2026-06-08
    days on market $253,500 Active 14 DOM
13. 2026-06-07
    days on market $253,500 Active 13 DOM
14. 2026-06-05
    days on market $253,500 Active 10 DOM
15. 2026-06-03
    pricedays on market $253,500 Active 9 DOM
16. 2026-06-02
    days on market $298,500 Active 8 DOM
17. 2026-06-01
    days on market $298,500 Active 7 DOM
18. 2026-05-31
    days on market $298,500 Active 6 DOM
19. 2026-05-30
    days on market $298,500 Active 5 DOM

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

Taxation est. · year 1

• Rental income: $25,337
• − Mortgage interest: −$13,671
• − Property taxes: −$3,661
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$7,100
• Taxable loss: −$4,368
• Est. tax savings @ 24.0%: +$1,048
• After-tax cash flow: $826/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 · 6 photos

Good 80/100 None rehab

This move-in-ready townhouse offers a modern and well-maintained living space with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ 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 — Carolina Shores

• Score: 64/100
• State rank: #352
• US rank: #13907

Category grades

Amenities F Commute F Cost of living B+ Crime A Employment C 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: 13,313
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 13,313
• Household income: $75,341
• Rent vs Own: 10.4% rent · 89.6% own
• Severe rent burden: 81.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -67.90%
• Current HPI: 133.7186
• 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