545 Timbercrest Cir SE · Varnamtown, NC 28422

$267,850

4 bd · 2.5 ba · 1,807 sqft · Townhouse · 8 Days on market

Built 2026 Excellent condition 2,614 sqft lot Est $316k · 15% under $80/mo HOA · 3% of rent

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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 +19.2/30.0
• ARV discount +14.4/15.0
• DSCR +6.1/10.0
• 1% rule +5.5/10.0
• Condition / age +5.0/5.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* UNDER CONSTRUCTION * Experience coastal modern living at Autumn Trail in this brand new 4-bedroom, 2.5-bath end unit townhome, conveniently located 15-20 minutes from Oak Island and Holden Beach, with easy access to the historic waterfront town of Southport. Designed with versatility in mind, the open-concept floor plan features a desirable first-floor primary suite with high ceilings, a walk-in closet, and a private bath with quartz countertops and a 5-foot glass-enclosed shower. The kitchen is thoughtfully finished with granite countertops, soft-close cabinetry, crown and cap trim on the cabinets, a ceramic tile backsplash, and stainless steel appliances. The dining area includes elega

Key facts

• Quartz countertops
• Walk-in closet
• Private bath

Tags

• FIRST-FLOOR PRIMARY SUITE
• WALK-IN CLOSET
• PRIVATE BATH
• QUARTZ COUNTERTOPS
• GLASS-ENCLOSED SHOWER
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Located in the Autumn Trail subdivision; Private road frontage
• HOA & community: Homeowners association with grounds maintenance; Annual association fee of $960 (approximately $80/month)

Exterior

• Parking: Attached garage facing front; 1 garage space; On-site concrete parking; Total 1 parking space
• Utilities: Sewer connected; Water connected
• Home design: Townhouse; Two levels (2 stories); Entry level is 1; New construction
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as new construction
• Exterior features: Covered front and rear porches; Irrigation equipment; Has a view; No fencing specified

Interior

• Kitchen: Electric oven; Dishwasher; Microwave; Disposal; Pantry
• Bedrooms: Includes rooms on multiple levels (two-story home) — primary bedroom located downstairs
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Accessible full bath
• Heating & cooling: Electric heating; Heat pump; Central air; Ceiling fan(s)
• Interior features: Primary suite on the main level; Walk-in closet(s); High ceilings; Ceiling fan(s); Pantry
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $268k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $268k).
• Cap rate 7.6% vs local median 3.8% in Varnamtown — 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 60/100 on livability (#521 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, employment B; Watch: crime D, health & safety D, amenities 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: Virginia Williamson Elem (math 50% / reading 49%, grade D, #417 of 1,410 statewide, top 32%, 502 students, 99% FRL); Cedar Grove Middle (math 30% / reading 36%, grade F, #305 of 475 statewide, top 65%, 434 students, 99% FRL); South Brunswick High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 1,172 students, 100% FRL) — zoned schools average 99% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 569 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• At $2,810/mo this rent would consume 49% of the median local household income ($69k/yr) (locally 243% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $267,850

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.05% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $316,225
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
554 Timbercrest Cir SE	0.03mi	3/2.5 (-1)	1,567 (-13%)	6mo	$275,000	$175	66
522 Timbercrest Cir	0.03mi	3/2.5 (-1)	1,567 (-13%)	10mo	$275,000	$175	63
520 Timbercrest Cir SE Unit 5b	0.03mi	3/2.5 (-1)	1,567 (-13%)	12mo	$270,000	$172	61

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-24,922
• Equity at exit: $39,937

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $2,350
• Equity at exit: $23,159

Cash invested: $74,998 (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 28422

• Home prices YoY: -23.8%
• Active inventory: 569
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,810 medium
• Mortgage (P&I): −$1,405
• Tax est. 1.5%: −$335 /mo · $4,018/yr
• Insurance: −$112
• HOA: −$80
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $289

Break-even live

Break-even rent $2,444

Max offer price $267,850

Occupancy floor 85%

Sensitivity live

Price	-10% $474	-5% $381	+0% $289	+5% $196	+10% $104
Rent	-10% $67	-5% $178	+0% $289	+5% $400	+10% $511
Rate	-1.0pp $424	-0.5pp $357	base $289	+0.5pp $219	+1.0pp $149

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: $66,962
• Closing costs: $8,036
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 Silky Oak Dr SE Bolivia, NC	3.0	2.0	1672	$2,400	$1.44	24d	1	0.92mi
107 Little Doe Pl SW Supply, NC	3.0–5.0	2.0–3.0	2064	$2,371	$1.15	14d	11	1.49mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: water

Listing history 7 events

1. 2026-06-18
   days on market $267,850 Active 8 DOM
2. 2026-06-17
   days on market $267,850 Active 7 DOM
3. 2026-06-16
   days on market $267,850 Active 6 DOM
4. 2026-06-15
   days on market $267,850 Active 5 DOM
5. 2026-06-14
   days on market $267,850 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $267,850 Active 2 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: $33,718
• − Mortgage interest: −$15,004
• − Property taxes: −$4,018
• − Insurance: −$1,339
• − Repairs & maintenance: −$2,697
• − Management: −$2,697
• − HOA: −$960
• − Depreciation: −$7,792
• Taxable loss: −$789
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $3,654/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

Excellent 100/100 None rehab

This brand new 4-bedroom, 2.5-bath end unit townhome is move-in ready with no repairs or maintenance needed. The home features a fresh exterior, interior, and all new systems, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Installing new light fixtures — New light fixtures can improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Installing new light fixtures — New light fixtures can improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers and renters. ↑

ⓘ 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 — Varnamtown

• Score: 60/100
• State rank: #521
• US rank: #19194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 131,536 people
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 10,059
• Household income: $69,412
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 243.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 8% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -44.19%
• Current HPI: 141.1956
• 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

Price history

1 event — show timeline

• 2026-06-10 Listed $267,850 Hive MLS