739 Sloop Point Rd · Surf City, NC 28443

$179,000

3 bd · 1.5 ba · 1,624 sqft · SingleFamily public records · 34 Days on market

Built 1949 0.97 ac lot

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT HOME FOR THE PRICE. ALMOST ONE ACRE OF PROPERTY AND PLENTY OF POTENTIAL.

Key facts

• No hoa
• 0.97 acre lot
• 2 parking spots

Tags

• NEARLY AN ACRE OF LAND
• NO HOA
• 30 MINUTES FROM WILMINGTON
• 30 MINUTES FROM JACKSONVILLE

Property features AI

Exterior

• Parking: 2-space carport; Paved parking
• Utilities: Septic tank; Other utilities
• Home design: Single-family residence; One story, entry level on the first floor; Vinyl siding and frame construction
• Construction: Shingle roof
• Exterior features: Patio; No additional exterior features listed; Has a view

Interior

• Kitchen: No appliances listed
• Bedrooms: 6 total rooms (includes all living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Wall/window unit(s); Electric forced-air heating
• Interior features: Electric water heater; Crawl space
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#357 in NC) — a middle-class / working-renter tenant base. Strengths: housing A, employment A-; Watch: health & safety D, amenities F, commute F.
• Pender County Schools (rural): math 49% / reading 50% proficiency, ranked #66 of 178 in NC (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Surf City Elementary (math 63% / reading 60%, grade B, #193 of 1,410 statewide, top 14%, 808 students, 31% FRL); Surf City Middle (math 56% / reading 57%, grade B, #71 of 475 statewide, top 15%, 705 students, 23% FRL); Topsail High (math 67% / reading 72%, grade B, #121 of 535 statewide, top 24%, 1,777 students, 22% FRL) — zoned schools average 25% FRL vs 47% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 62% at this address vs 50% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Pender County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.6%/yr); 509 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 943 units permitted in Pender County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Pender County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $125k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.13% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $394,632
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Wildwood Cir	0.11mi	3/2.0	1,858 (+14%)	3mo	$340,000	$183	67
115 Crystal Ct	0.53mi	3/2.0	1,559 (-4%)	9mo	$600,000	$385	59
105 E Sanderling Cir	0.70mi	3/2.0	1,674 (+3%)	2mo	$380,000	$227	58
716 Bay Harbor Dr	0.66mi	3/2.0	1,661 (+2%)	9mo	$530,000	$319	56
111 Cirrus Ct	0.54mi	3/2.0	1,860 (+14%)	3mo	$460,000	$247	46
102 E Sanderling Cir	0.69mi	2/2.0 (-1)	1,588 (-2%)	13mo	$369,000	$232	46
875 Union Bethel Rd	0.63mi	3/2.0	1,585 (-2%)	23mo	$385,000	$243	45
202 W Sanderling Cir	0.62mi	3/2.0	1,706 (+5%)	19mo	$378,000	$222	44
131 Shelley Rd	0.70mi	3/2.0	1,429 (-12%)	6mo	$360,000	$252	40
315 Sloop Point Rd	0.43mi	3/2.0	1,863 (+15%)	23mo	$415,000	$223	35

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $5,797
• Equity at exit: $26,689

10-year hold

• IRR: 13.8%
• Equity multiple: 2.18×
• Total profit: $59,270
• Equity at exit: $15,477

Cash invested: $50,120 (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 28443

• Rents YoY: 4.6%
• Active inventory: 509
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,020 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $496

Break-even live

Break-even rent $1,392

Max offer price $179,000

Occupancy floor 70%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
792 Wildwood Cir Hampstead, NC	3.0	2.5	1450	$1,895	$1.31	13d	1	0.05mi

Listing history 22 events

1. 2026-06-18
   days on market $179,000 Active 34 DOM
2. 2026-06-17
   days on market $179,000 Active 33 DOM
3. 2026-06-16
   days on market $179,000 Active 32 DOM
4. 2026-06-15
   days on market $179,000 Active 31 DOM
5. 2026-06-14
   days on market $179,000 Active 29 DOM
6. 2026-06-13
   days on market $179,000 Active 28 DOM
7. 2026-06-10
   days on market $179,000 Active 26 DOM
8. 2026-06-09
   days on market $179,000 Active 25 DOM
9. 2026-06-08
   days on market $179,000 Active 24 DOM
10. 2026-06-07
    days on market $179,000 Active 23 DOM
11. 2026-06-03
    days on market $179,000 Active 19 DOM
12. 2026-06-03
    days on market $179,000 Active 18 DOM
13. 2026-06-01
    days on market $179,000 Active 17 DOM
14. 2026-05-31
    days on market $179,000 Active 16 DOM
15. 2026-05-30
    days on market $179,000 Active 15 DOM
16. 2026-05-15
    listed $179,000 Active
17. 2026-04-21
    soldstatus $125,000
18. 2006-10-11
    soldstatus $105,000
19. 2006-10-10
    soldstatus $105,000 78-char remark

    Show marketing remark (78 chars)

    GREAT HOME FOR THE PRICE. ALMOST ONE ACRE OF PROPERTY AND PLENTY OF POTENTIAL.

20. 2006-08-16
    listed $107,000 78-char remark

    Show marketing remark (78 chars)

    GREAT HOME FOR THE PRICE. ALMOST ONE ACRE OF PROPERTY AND PLENTY OF POTENTIAL.

21. 2005-11-04
    historical
22. 2005-09-22
    listed $134,900

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

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $1,034 · $86/mo
• Projected year-2 tax: $1,468 · $122/mo
• Expected delta: +$434/yr (+$36/mo · 41.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°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: $24,241
• − Mortgage interest: −$10,027
• − Property taxes: −$1,034
• − Insurance: −$895
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$5,207
• Taxable income: $3,199
• Est. tax owed @ 24.0%: −$768
• After-tax cash flow: $5,189/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: Pender County Schools
• NCES district ID: 3703570
• Math proficiency: 49% ▲ 3.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $45,792
• Composite: 41.97/100
• National rank: #3342
• State rank: #66 of 178 in NC

Livability — Surf City

• Score: 64/100
• State rank: #357
• US rank: #14131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pender County · 28,416 people
• Metro: Wilmington, NC
• Population (ZIP): 28,416
• Household income: $90,477
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 700.0

Population outlook (Pender County) Hauer SSP2

• Today (2025): 69,295 people
• By 2030: 74,990 · +8.2%
• By 2040: 85,954 · +24.0%
• By 2050: 95,925 · +38.4%
• By 2075: 117,525 · +69.6%
• By 2100: 129,074 · +86.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Black 5% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Romanian 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Pender

• 2024 margin: Solid R (+35.0) · D 32.1% · R 67.0%
• 2008→2024 swing: -19.4pp toward R · 2008: -15.6pp · 2024: -35.0pp
• All cycles: 2024: R+35.0 2020: R+29.9 2016: R+30.4 2012: R+20.4 2008: R+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.51%
• Current HPI: 188.426
• Rent YoY: ▲ 4.57%
• Metro: Wilmington, 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

Price history

+32.7% since first listed

7 events — show timeline

• 2026-05-15 Listed $179,000 Hive MLS
• 2026-04-21 Sold (Public Records) $125,000 Public Records
• 2006-10-11 Sold (Public Records) $105,000 Public Records
• 2006-10-10 Sold (MLS) $105,000 Hive MLS
• 2006-08-16 Listed $107,000 Hive MLS
• 2005-11-04 Listing Removed — Hive MLS
• 2005-09-22 Listed $134,900 Hive MLS

Property tax history

+3.3%/yr

Latest (2025): $1,034 · +0.0% YoY. Source: county tax records.