8 Sea Oats Ln · Wrightsville Beach, NC 28480

$225,000

4 bd · 3.0 ba · 2,266 sqft · SingleFamily · 83 Days on market

Built 1984 Good condition 871 sqft lot Est $297k · 24% under $300/mo HOA · 7% of rent ↓ 10% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +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 multi million dollar house while sharing the cost with the other nine co-owners. Open floor plan, beautifully decorated. 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

• Beach access
• Outdoor shower
• Sound access

Tags

• BEACH ACCESS
• OUTDOOR SHOWER
• TWO LEVEL DECK
• SOUND ACCESS
• DAY DOCK
• SEPARATE STORAGE SPACES

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Homeowners association with annual fee of $3,600 ($300/month equivalent); Association amenities include beach access, boat dock, laundry, water, and cable TV; Community sidewalks and street lights

Exterior

• Parking: Carport; On-site paved parking; Off-street parking; Lighted parking areas; Concrete surfaces
• Utilities: Water available via association; Cable TV available
• Home design: Residential timeshare (fractional); Three or more levels; Cul-de-sac lot; Oceanfront frontage; Private road access; Has view
• Construction: Frame construction; Shingle roof; Slab and pier/pillar/post foundation; Built with other foundation elements
• Exterior features: Boat slip; Deck

Interior

• Kitchen: Electric oven; Electric cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Tile; Hardwood
• Bathrooms: 3 full bathrooms; Accessible full bathroom
• Heating & cooling: Heat pump; Central air; Fireplace(s); Electric heating
• Interior features: Kitchen island; Ceiling fans; Window coverings; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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 $15k of equity ($2k loan paydown + $14k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $427/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 $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.85% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.43%
• DSCR: 2.22
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $296,846
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Sea Oats Ln	0.02mi	4/3.0	2,296 (+1%)	2mo	$200,000	$87	95
6 Sea Oats Ln	0.03mi	4/3.0	2,290 (+1%)	4mo	$265,000	$116	94
13 Sea Oats Ln	0.03mi	4/3.0	2,309 (+2%)	7mo	$255,000	$110	90
5 Sea Oats Ln	0.03mi	4/3.0	2,290 (+1%)	10mo	$285,000	$124	89
19 Sea Oats Ln	0.05mi	4/3.0	2,290 (+1%)	10mo	$300,000	$131	87
14 Sea Oats Ln	0.03mi	4/3.0	2,290 (+1%)	14mo	$265,000	$116	85
3 Palmetto Dr	0.15mi	4/3.0	2,295 (+1%)	22mo	$2,490,000	$1,085	73
19 W Oxford St	0.50mi	3/3.0 (-1)	2,275 (+0%)	14mo	$2,600,000	$1,143	59
1 Northridge Ln	0.58mi	4/3.5	2,300 (+2%)	11mo	$2,600,000	$1,130	59
612 Channel Dr N	0.56mi	5/3.0 (+1)	2,485 (+10%)	3mo	$3,800,000	$1,529	50

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: 31.7%
• Equity multiple: 3.07×
• Total profit: $130,243
• Equity at exit: $141,660

10-year hold

• IRR: 29.5%
• Equity multiple: 6.29×
• Total profit: $333,500
• Equity at exit: $257,079

Cash invested: $63,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $4,171 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$300
• Vacancy / Maint / Mgmt: −$876
• Net cashflow: $1,014

Break-even live

Break-even rent $2,888

Max offer price $225,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,169	-5% $1,092	+0% $1,014	+5% $936	+10% $858
Rent	-10% $684	-5% $849	+0% $1,014	+5% $1,179	+10% $1,343
Rate	-1.0pp $1,127	-0.5pp $1,071	base $1,014	+0.5pp $955	+1.0pp $896

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 20 events

1. 2026-06-18
   days on market $225,000 Active 83 DOM
2. 2026-06-17
   days on market $225,000 Active 82 DOM
3. 2026-06-16
   days on market $225,000 Active 81 DOM
4. 2026-06-15
   days on market $225,000 Active 80 DOM
5. 2026-06-14
   days on market $225,000 Active 78 DOM
6. 2026-06-13
   days on market $225,000 Active 77 DOM
7. 2026-06-10
   days on market $225,000 Active 75 DOM
8. 2026-06-09
   days on market $225,000 Active 74 DOM
9. 2026-06-08
   days on market $225,000 Active 73 DOM
10. 2026-06-07
    days on market $225,000 Active 72 DOM
11. 2026-06-05
    days on market $225,000 Active 69 DOM
12. 2026-06-03
    days on market $225,000 Active 68 DOM
13. 2026-06-03
    days on market $225,000 Active 67 DOM
14. 2026-05-31
    days on market $225,000 Active 65 DOM
15. 2026-05-30
    days on market $225,000 Active 64 DOM
16. 2026-03-27
    listed $225,000 Active
17. 2026-03-20
    historical
18. 2026-02-10
    listed $225,000 Active 532-char remark

    Show marketing remark (532 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 multi million dollar house while sharing the cost with the other nine co-owners. Open floor plan, beautifully decorated. 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.

19. 2026-02-05
    price $225,000
20. 2025-09-23
    listed $250,000 Active

ⓘ 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: $50,055
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$6,244
• − Repairs & maintenance: −$4,004
• − Management: −$4,004
• − HOA: −$3,600
• − Depreciation: −$6,545
• Taxable income: $9,678
• Est. tax owed @ 24.0%: −$2,323
• After-tax cash flow: $9,843/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 · 14 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated beach house is in good condition with a good condition score of 80. It has a good roof, exterior, and interior, and is ready for a fresh coat of paint and some landscaping improvements to further enhance its value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers.
• Both Landscaping improvements — Enhanced landscaping can improve both the resale and rental value by making the property more attractive.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Both Landscaping improvements — Enhanced landscaping can improve both the resale and rental value by making the property more attractive. ↑

ⓘ 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: 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

-10.0% since first listed

5 events — show timeline

• 2026-03-27 Listed $225,000 Hive MLS
• 2026-03-20 Listing Removed — Hive MLS
• 2026-02-10 Listed $225,000 Hive MLS
• 2026-02-05 Price Changed $225,000 Hive MLS
• 2025-09-23 Listed $250,000 Hive MLS