2082 Osprey Isle Ln SW Lot 53 Blakely · Shallotte, NC 28469

$241,050

3 bd · 3.0 ba · 1,437 sqft · Townhouse · 5 Days on market

Built 2026 Excellent condition 3,485 sqft lot Est $239k · at est. $135/mo HOA · 6% of rent ↓ 21% since listing

---

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 +11.4/30.0
• ARV discount +7.0/15.0
• Condition / age +4.8/5.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Osprey Isle in Brunswick County. This new two-story duplexprovides 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, an airy bonus room/ 3rd bedroom provides additional space for homeowners to customize as they please. Future Amenities include pool, picnic area, playground area, sidewalks in the community and common areas. Osprey Isle is close to the beach, golfing, shopping, schools, hospital, and restaurants. * * * Photos are of a furnished model in another community. These photos do not reflect color selections and options of actual home for sale * * *

Key facts

• Airy bonus room
• Walk-in closet
• Private bathroom

Tags

• FULLY EQUIPPED KITCHEN
• ATTACHED PATIO
• PRIVATE BATHROOM
• WALK-IN CLOSET
• AIRY BONUS ROOM

Property features AI

Finance

• HOA & community: Homeowners association with a $135 monthly fee; Association fee covers common areas; Association maintenance of grounds; Short-term rentals allowed

Exterior

• Parking: Private one-car garage
• Security: Smoke detector(s)
• Utilities: Cable available; Electricity available; Phone available; Sewer available; Underground utilities; Water available (public)
• Home design: Entry level: 1; Under construction
• Construction: Vinyl siding; Slab foundation; Has home warranty
• Exterior features: Sprinkler/irrigation; Patio

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: Main level primary
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Unfurnished; Dual sinks; Separate shower; Breakfast bar; Entrance foyer; Stainless steel appliances; Solid surface counters; Foyer
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $241k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-83 ($-991/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (9.8% below list).
• Recommended offer: $218k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.0% in Shallotte — 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 63/100 on livability (#411 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools C-, health & safety D, crime 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.
• Market conditions: 536 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $63k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $217,500 (9.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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. 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: 0.90% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $238,542
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2082 Osprey Isle Ln SW Lot 53 Blakely	0.00mi	3/3.0	1,437 (0%)	1mo	$232,000	$161	100
2066 Osprey Isle Ln SW Unit 49 Blakely	0.02mi	3/3.0	1,437 (0%)	1mo	$225,900	$157	98
2054 Osprey Isle Ln SW Lot 46 Blakely	0.04mi	3/3.0	1,437 (0%)	1mo	$235,900	$164	97
2050 Osprey Isle Ln SW Lot 45 Blakely	0.05mi	3/3.0	1,437 (0%)	2mo	$249,000	$173	96
2057 Osprey Isle Ln SW Unit 73 Blakely	0.05mi	3/3.0	1,437 (0%)	4mo	$240,000	$167	95
2045 Osprey Isle Ln SW Unit 70 Blakely	0.07mi	3/3.0	1,437 (0%)	3mo	$239,900	$167	94
1736 Hunting Harris Ct SW Lot 8 Blakely	0.11mi	3/3.0	1,437 (0%)	4mo	$234,000	$163	92
1736 Hunting Harris Ct #8	0.11mi	3/3.0	1,437 (0%)	4mo	$234,000	$163	92
1732 Hunting Harris Ct SW Lot 7 Blakely	0.11mi	3/3.0	1,437 (0%)	4mo	$239,000	$166	92
1732 Hunting Harris Ct #7	0.11mi	3/3.0	1,437 (0%)	4mo	$239,000	$166	91
2025 Osprey Isle Ln SW Lot 65 Blakeley	0.14mi	3/3.0	1,437 (0%)	3mo	$247,500	$172	90
2029 Osprey Isle Ln SW Lot 66 Blakeley	0.14mi	3/3.0	1,437 (0%)	3mo	$244,500	$170	90

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: -18.7%
• Equity multiple: 0.35×
• Total profit: $-44,205
• Equity at exit: $35,941

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-44,796
• Equity at exit: $20,842

Cash invested: $67,494 (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 28469

• Active inventory: 536
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,175 medium
• Mortgage (P&I): −$1,264
• Tax est. 1.5%: −$301 /mo · $3,616/yr
• Insurance: −$100
• HOA: −$135
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-83

Break-even live

Break-even rent $2,280

Max offer price $229,099

Occupancy floor 99%

Sensitivity live

Price	-10% $84	-5% $1	+0% $-83	+5% $-166	+10% $-249
Rent	-10% $-254	-5% $-169	+0% $-83	+5% $3	+10% $89
Rate	-1.0pp $39	-0.5pp $-21	base $-83	+0.5pp $-145	+1.0pp $-209

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: $60,262
• Closing costs: $7,232
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
855 Bertwood Rd SW Ocean Isle Beach, NC	3.0	2.0	1750	$2,175	$1.24	24d	1	0.33mi

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: pool

Listing history 7 events

1. 2026-06-01
   status $241,050 Pending 5 DOM
2. 2026-05-31
   days on market $241,050 Active 5 DOM
3. 2026-05-30
   days on market $241,050 Active 4 DOM
4. 2026-05-26
   price $241,050 873-char remark

   Show marketing remark (873 chars)

   Osprey Isle in Brunswick County. This new two-story duplexprovides 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, an airy bonus room/ 3rd bedroom provides additional space for homeowners to customize as they please. Future Amenities include pool, picnic area, playground area, sidewalks in the community and common areas. Osprey Isle is close to the beach, golfing, shopping, schools, hospital, and restaurants. * * * Photos are of a furnished model in another community. These photos do not reflect color selections and options of actual home for sale * * *

5. 2026-05-26
   price $241,050

   Show marketing remark (873 chars)

   Osprey Isle in Brunswick County. This new two-story duplexprovides 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, an airy bonus room/ 3rd bedroom provides additional space for homeowners to customize as they please. Future Amenities include pool, picnic area, playground area, sidewalks in the community and common areas. Osprey Isle is close to the beach, golfing, shopping, schools, hospital, and restaurants. * * * Photos are of a furnished model in another community. These photos do not reflect color selections and options of actual home for sale * * *

6. 2026-05-26
   listed $304,500 Active 873-char remark

   Show marketing remark (873 chars)

   Osprey Isle in Brunswick County. This new two-story duplexprovides 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, an airy bonus room/ 3rd bedroom provides additional space for homeowners to customize as they please. Future Amenities include pool, picnic area, playground area, sidewalks in the community and common areas. Osprey Isle is close to the beach, golfing, shopping, schools, hospital, and restaurants. * * * Photos are of a furnished model in another community. These photos do not reflect color selections and options of actual home for sale * * *

7. 2026-05-26
   listed $304,500 Active

   Show marketing remark (873 chars)

   Osprey Isle in Brunswick County. This new two-story duplexprovides 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, an airy bonus room/ 3rd bedroom provides additional space for homeowners to customize as they please. Future Amenities include pool, picnic area, playground area, sidewalks in the community and common areas. Osprey Isle is close to the beach, golfing, shopping, schools, hospital, and restaurants. * * * Photos are of a furnished model in another community. These photos do not reflect color selections and options of actual home for sale * * *

ⓘ 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: $26,100
• − Mortgage interest: −$13,503
• − Property taxes: −$3,616
• − Insurance: −$1,205
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − HOA: −$1,620
• − Depreciation: −$7,012
• Taxable loss: −$5,032
• Est. tax savings @ 24.0%: +$1,208
• After-tax cash flow: $217/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 · 13 photos

Excellent 95/100 None rehab

This two-story townhouse in Osprey Isle is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minimal updates needed.

Value-add opportunities

• Both Landscaping improvements — Enhanced curb appeal and increased property value.
• Both Painting exterior and interior walls — Fresh paint can improve the home's appearance and value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhanced curb appeal and increased property value. ↑
• Both Painting exterior and interior walls — Fresh paint can improve the home's appearance and value. ↑

ⓘ 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 — Shallotte

• Score: 63/100
• State rank: #411
• US rank: #15490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,219
• Population (ZIP): 9,364

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Black 2% Two or more races 1%
• Common ancestry: Romanian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 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: ▼ -270.51%
• Current HPI: 143.229
• 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

-20.8% since first listed

4 events — show timeline

• 2026-05-26 Price Changed $241,050 Hive MLS
• 2026-05-26 Price Changed $241,050 CCAR
• 2026-05-26 Listed $304,500 Hive MLS
• 2026-05-26 Listed $304,500 CCAR