1713 Colon Mintz Rd NE · Leland, NC 28451

$239,900

3 bd · 2.0 ba · 1,001 sqft · Manufactured · 115 Days on market

Manufactured home Built 2026 Good condition 1.10 ac lot $240/sqft · 16% below area Est $285k · 16% 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 +14.6/15.0
• Cash flow +5.8/30.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Appreciation +2.5/10.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Manufactured-home adj. -3.1

Listing remarks

Real-property land, home package qualifies for FHA, VA, and conventional financing through all mortgage lenders. Ready to move in today! Welcome home to this brand-new Clayton ''Magnolia'', single-wide manufactured home, perfectly situated on 1.10 acres with attractive brick foundation and no HOA dues. Move-in ready and thoughtfully designed, this 3-bedroom, 2-bath home offers the perfect blend of modern comfort and peaceful country living. Step inside to an inviting open-concept floor plan that creates a bright and spacious atmosphere, ideal for both everyday living and entertaining.

Key facts

• Expansive yard
• Brick underpinning
• Private retreat

Tags

• BRICK UNDERPINNING
• OPEN-CONCEPT FLOOR PLAN
• WELL-APPOINTED KITCHEN
• EXPANSIVE YARD
• NO HOA DUES
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-484 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (38.1% below list).
• Recommended offer: $149k (38.1% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 3.1% in Leland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#177 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: Town Creek Elementary (math 50% / reading 53%, grade C-, #392 of 1,410 statewide, top 28%, 654 students, 100% FRL); Town Creek Middle (math 35% / reading 43%, grade F, #238 of 475 statewide, top 51%, 500 students, 99% FRL); North Brunswick High (math 57% / reading 49%, grade C-, #281 of 535 statewide, top 53%, 1,450 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: Rents rising (+1.2%/yr); 1803 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).

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 115 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Recommended offer $148,580 (38.1% 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 115 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.62% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.65%
• DSCR: 0.62
• GRM: 13.5

CMA / ARV

• ARV (median comp): $285,000
• List price: $239,900
• Delta: -15.82%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1772 Maco Rd NE	0.59mi	3/2.0	1,242 (+24%)	6mo	$285,000	$229	43
1111 Fryar Ave #100	1.63mi	3/2.0	1,241 (+24%)	2mo	$330,647	$266	38
7188 Hunters Ridge Dr NE	2.20mi	3/2.0	1,296 (+30%)	15mo	$210,000	$162	27
2027 Maco Rd NE	1.40mi	3/2.0	1,120 (+12%)	42mo	$171,500	$153	25

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 · 1.24% rent growth · sell at horizon

5-year hold

• IRR: -33.5%
• Equity multiple: -0.08×
• Total profit: $-72,271
• Equity at exit: $35,770

10-year hold

• IRR: -53.4%
• Equity multiple: -0.68×
• Total profit: $-112,786
• Equity at exit: $20,742

Cash invested: $67,172 (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 28451

• Rents YoY: 1.2%
• Active inventory: 1803
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-484

Break-even live

Break-even rent $2,099

Max offer price $169,848

Occupancy floor —

Sensitivity live

Price	-10% $-318	-5% $-401	+0% $-484	+5% $-567	+10% $-650
Rent	-10% $-601	-5% $-543	+0% $-484	+5% $-425	+10% $-367
Rate	-1.0pp $-363	-0.5pp $-423	base $-484	+0.5pp $-546	+1.0pp $-610

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: $59,975
• Closing costs: $7,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1059 Hanson Dr Leland, NC	3.0	2.0	1387	$1,950	$1.41	0d	1	1.29mi

Property features AI

Finance

• Other: Zoning: RRRoad frontage on city street and state roadLot dimensions approximately 130 x 329 x 159 x 335 (about 1.1 acres)

Exterior

• Parking: On-site parking (other type)
• Utilities: Private well waterSeptic tankNo listed public utilities
• Home design: Manufactured homeOne-level / single-storyEntry level: 1
• Construction: Vinyl siding with frame constructionShingle roofBrick/mortar permanent foundationBuilt as a manufactured home (year built not provided)
• Exterior features: Patio/porch (unspecified type)Cleared lotHas a viewNo fencing

Interior

• Kitchen: RefrigeratorDishwasherElectric rangeVented exhaust fan
• Bedrooms: 5 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingElectric heatingCentral air conditioningHeat pump cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer hookupDedicated laundry roomElectric water heater

Listing history 50 events

1. 2026-09-24
   days on market $239,900 Active 115 DOM
2. 2026-09-23
   days on market $239,900 Active 114 DOM
3. 2026-09-22
   days on market $239,900 Active 113 DOM
4. 2026-09-21
   days on market $239,900 Active 112 DOM
5. 2026-09-20
   days on market $239,900 Active 111 DOM
6. 2026-09-19
   days on market $239,900 Active 110 DOM
7. 2026-09-18
   days on market $239,900 Active 109 DOM
8. 2026-09-17
   days on market $239,900 Active 108 DOM
9. 2026-09-16
   days on market $239,900 Active 107 DOM
10. 2026-09-15
    days on market $239,900 Active 106 DOM
11. 2026-09-14
    days on market $239,900 Active 105 DOM
12. 2026-09-13
    days on market $239,900 Active 104 DOM
13. 2026-09-12
    days on market $239,900 Active 103 DOM
14. 2026-09-11
    days on market $239,900 Active 102 DOM
15. 2026-09-05
    days on market $239,900 Active 96 DOM
16. 2026-09-04
    days on market $239,900 Active 95 DOM
17. 2026-09-03
    days on market $239,900 Active 94 DOM
18. 2026-08-31
    days on market $239,900 Active 91 DOM
19. 2026-08-30
    days on market $239,900 Active 90 DOM
20. 2026-08-29
    days on market $239,900 Active 89 DOM
21. 2026-08-28
    days on market $239,900 Active 88 DOM
22. 2026-08-27
    days on market $239,900 Active 87 DOM
23. 2026-08-25
    days on market $239,900 Active 85 DOM
24. 2026-08-24
    days on market $239,900 Active 84 DOM
25. 2026-08-23
    days on market $239,900 Active 83 DOM
26. 2026-08-22
    days on market $239,900 Active 82 DOM
27. 2026-08-21
    days on market $239,900 Active 81 DOM
28. 2026-08-20
    days on market $239,900 Active 80 DOM
29. 2026-08-19
    days on market $239,900 Active 79 DOM
30. 2026-08-18
    days on market $239,900 Active 78 DOM
31. 2026-08-17
    days on market $239,900 Active 77 DOM
32. 2026-08-16
    days on market $239,900 Active 76 DOM
33. 2026-08-15
    days on market $239,900 Active 75 DOM
34. 2026-08-14
    days on market $239,900 Active 74 DOM
35. 2026-08-13
    days on market $239,900 Active 73 DOM
36. 2026-08-12
    days on market $239,900 Active 72 DOM
37. 2026-08-11
    days on market $239,900 Active 71 DOM
38. 2026-08-10
    days on market $239,900 Active 70 DOM
39. 2026-08-09
    days on market $239,900 Active 69 DOM
40. 2026-08-08
    days on market $239,900 Active 68 DOM
41. 2026-08-07
    days on market $239,900 Active 67 DOM
42. 2026-08-06
    days on market $239,900 Active 66 DOM
43. 2026-08-05
    days on market $239,900 Active 65 DOM
44. 2026-08-04
    days on market $239,900 Active 64 DOM
45. 2026-08-03
    days on market $239,900 Active 63 DOM
46. 2026-07-31
    days on market $239,900 Active 60 DOM
47. 2026-07-29
    days on market $239,900 Active 58 DOM
48. 2026-07-27
    pricedays on market $239,900 Active 56 DOM
49. 2026-07-25
    days on market $249,900 Active 54 DOM
50. 2026-07-24
    days on market $249,900 Active 53 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: $17,830
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$6,979
• Taxable loss: −$10,238
• Est. tax savings @ 24.0%: +$2,457
• After-tax cash flow: $-3,352/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 · 12 photos

Good 80/100 None rehab

This move-in ready Clayton 'Magnolia' single-wide manufactured home offers a good condition with modern amenities and a peaceful country setting. It is ready for immediate occupancy and can be enhanced with minor cosmetic updates to boost its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping the yard — Improves curb appeal and adds value to the property. ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Town Creek Elementary C- NC #392/1,410 Nat'l #12,137/41,679 Middle Town Creek Middle F NC #238/475 Nat'l #6,362/14,009 High North Brunswick High C- NC #281/535 Nat'l #4,893/17,239

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

C Composite livability gradescore 68/100

Livability — Leland

• Score: 68/100
• State rank: #177
• US rank: #9158

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 · 152,111 people
• City population: 46,933
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 46,933
• Household income: $81,481
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 12% Hispanic / Latino 11% Two or more races 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

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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: ▼ -99.99%
• Current HPI: 148.6217
• Rent YoY: ▲ 1.24%
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Finance

• Other: Zoning: RRRoad frontage on city street and state roadLot dimensions approximately 130 x 329 x 159 x 335 (about 1.1 acres)

Exterior

• Parking: On-site parking (other type)
• Utilities: Private well waterSeptic tankNo listed public utilities
• Home design: Manufactured homeOne-level / single-storyEntry level: 1
• Construction: Vinyl siding with frame constructionShingle roofBrick/mortar permanent foundationBuilt as a manufactured home (year built not provided)
• Exterior features: Patio/porch (unspecified type)Cleared lotHas a viewNo fencing

Interior

• Kitchen: RefrigeratorDishwasherElectric rangeVented exhaust fan
• Bedrooms: 5 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingElectric heatingCentral air conditioningHeat pump cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer hookupDedicated laundry roomElectric water heater

Price history

1 event — show timeline

• 2026-06-01 Listed $249,900 Hive MLS