4205 Allsbrook Ln Unit 1065 · Leland, NC 28451

$290,040

3 bd · 2.5 ba · 1,533 sqft · Condo · 149 Days on market

Built 2025 Good condition Garage $189/sqft · at area comps Est $300k · at est. $275/mo HOA · 13% of rent

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Why this score? — see what drove the F 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 +9.0/15.0
• Cash flow +5.6/30.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• 1% rule +2.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to our stunning community -Indigo Preserve! Looking for that perfect place to call home, look no further! The Cardinal Townhome offers the perfect blend of comfort and convenience in a smart, two-story design. Enjoy a 1-car garage and a welcoming main floor that includes a spacious living area, modern kitchen, and a convenient powder room--ideal for guests and everyday use. Upstairs, you'll find a generous primary suite featuring a walk-in closet, along with two additional guest bedrooms and a shared full bath, perfect for family or flexible living space. This thoughtfully designed layout provides the privacy you need with all the function you want.

Key facts

• Pickle ball courts
• 1 car garage
• Walk in closet

Tags

• 1 CAR GARAGE
• MODERN KITCHEN
• WALK IN CLOSET
• SMART HOME SYSTEM
• OUTDOOR FITNESS TRAILS
• PICKLE BALL COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-610 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (30.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (27.1% below list).
• Recommended offer: $202k (30.4% below list) — sets the bar for cash-flow.

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); Leland Middle (math 26% / reading 36%, grade F, #326 of 475 statewide, top 69%, 780 students, 100% 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); 2008 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 31% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 149 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,827 (30.4% 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 149 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.73% ✗
• Cap rate: 3.77%
• Cash-on-cash: -9.01%
• DSCR: 0.60
• GRM: 11.4

CMA / ARV

• ARV (median comp): $300,349
• List price: $290,040
• Delta: -3.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5436 Mistflower St Lot 1029	0.15mi	3/2.5	1,418 (-8%)	0mo	$279,999	$197	80
3044 Bottlebrush Dr Unit 2081	0.18mi	3/2.0	1,397 (-9%)	1mo	$299,999	$215	74
3041 Bottlebrush Dr #2037	0.20mi	3/2.0	1,397 (-9%)	0mo	$350,890	$251	74
3018 Bottlebrush Dr Unit 2079	0.21mi	3/2.0	1,397 (-9%)	0mo	$299,999	$215	73
2307 Willbrook Ct	0.40mi	3/2.0	1,627 (+6%)	1mo	$410,000	$252	68
1171 Indigo Bunting Dr Lot 157	0.42mi	3/2.0	1,672 (+9%)	1mo	$375,000	$224	62
7106 Dunford Rd Unit 132	1.34mi	3/2.5	1,418 (-8%)	0mo	$235,990	$166	52
7034 Dunford Rd Unit 119	1.33mi	3/2.5	1,418 (-8%)	1mo	$235,990	$166	52
7102 Dunford Rd Unit 131	1.34mi	4/2.5 (+1)	1,763 (+15%)	1mo	$278,740	$158	34
7114 Dunford Rd Unit 134	1.34mi	4/2.5 (+1)	1,763 (+15%)	1mo	$275,490	$156	34
1409 Clendon Cir	0.99mi	4/2.0 (+1)	1,794 (+17%)	1mo	$350,000	$195	32
3113 Lochgreen Cir	0.76mi	4/2.0 (+1)	1,878 (+22%)	1mo	$360,000	$192	32

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: -34.5%
• Equity multiple: -0.10×
• Total profit: $-89,304
• Equity at exit: $43,246

10-year hold

• IRR: -59.1%
• Equity multiple: -0.74×
• Total profit: $-141,514
• Equity at exit: $25,077

Cash invested: $81,211 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28451

• Rents YoY: 1.2%
• Active inventory: 2008
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$363 /mo · $4,351/yr
• Insurance: −$121
• HOA: −$275
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-610

Break-even live

Break-even rent $2,885

Max offer price $201,827

Occupancy floor —

Sensitivity live

Price	-10% $-409	-5% $-509	+0% $-610	+5% $-710	+10% $-810
Rent	-10% $-777	-5% $-693	+0% $-610	+5% $-526	+10% $-443
Rate	-1.0pp $-464	-0.5pp $-536	base $-610	+0.5pp $-685	+1.0pp $-761

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: $72,510
• Closing costs: $8,701
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4118 Hobblebush Dr Leland, NC	3.0–4.0	2.0–2.5	1580	$1,895	$1.20	0d	10	0.39mi
3100 Ascend Loop Belville, NC	1.0–3.0	1.0–2.0	1077	$2,382	$2.21	1d	77	0.46mi
3017 Inspire Dr Unit C2 Leland, NC	2.0	2.0	1572	$4,440	$2.82	24d	1	0.63mi
3017 Inspire Dr Unit B1D Leland, NC	2.0	2.0	1065	$2,355	$2.21	24d	1	0.63mi
3017 Inspire Dr Unit B1D Leland, NC	2.0	2.0	1065	$2,390	$2.24	51d	1	0.63mi
3017 Inspire Dr Unit C2 Leland, NC	2.0	2.0	1572	$4,440	$2.82	51d	1	0.63mi
6146 Liberty Hall Dr Leland, NC	1.0–2.0	1.0–2.0	1184	$4,710	$3.98	2d	25	0.68mi
7111 Rock Fish Ln Leland, NC	1.0–3.0	1.0–2.0	1093	$1,838	$1.68	0d	13	0.88mi
2516 Centerway Ln Leland, NC	3.0	2.0	1475	$2,050	$1.39	7d	1	0.95mi
7546 Knightbell Cir Lot 66 Leland, NC	3.0	2.5	1897	$2,100	$1.11	51d	1	1.01mi
4162 High Glen Dr Unit 4162 , NC	3.0	2.5	1418	$2,000	$1.41	164d	1	1.26mi
5784 Harebell Rd Leland, NC	3.0	2.5	1418	$1,825	$1.29	38d	1	1.31mi
5784 Harebell Rd Unit 5784 Leland, NC	3.0	2.5	1418	$1,825	$1.29	1d	1	1.31mi
7010 Dunford Rd #114 Leland, NC	3.0	2.5	1418	$1,799	$1.27	31d	1	1.34mi
7010 Dunford Rd Leland, NC	3.0	2.5	1418	$1,799	$1.27	35d	1	1.34mi
3828 Starry Sky Rd Leland, NC	4.0	2.5	1772	$2,340	$1.32	10d	1	1.34mi
3820 Starry Sky Rd Leland, NC	4.0	2.5	1772	$2,475	$1.40	2d	1	1.36mi
7106 Dunford Rd #132 Leland, NC	3.0	2.5	1418	$1,866	$1.32	10d	1	1.37mi
7106 Dunford Rd Leland, NC	3.0	2.5	1418	$1,850	$1.30	11d	1	1.37mi
7106 Dunford Rd Leland, NC	3.0	2.5	1418	$1,850	$1.30	10d	1	1.37mi
3808 Starry Sky Rd Leland, NC	4.0	2.5	1772	$2,345	$1.32	5d	1	1.39mi
9113 Sunrise Creek Dr Leland, NC	3.0	2.0	1708	$2,215	$1.30	41d	1	1.41mi
9125 Sunrise Creek Dr Leland, NC	4.0	2.5	1772	$2,440	$1.38	164d	1	1.41mi
9112 Sunrise Creek Dr Leland, NC	3.0	2.0	1665	$2,145	$1.29	2d	1	1.43mi
6411 Lovely Xing Leland, NC	4.0	2.5	1772	$2,090	$1.18	41d	1	1.44mi
6415 Lovely Xing Leland, NC	3.0	2.0	1665	$2,199	$1.32	6d	1	1.45mi
3896 Starry Sky Rd Leland, NC	3.0	2.0	1708	$2,215	$1.30	2d	1	1.47mi
35 Stoney Creek Ln Belville, NC	3.0	2.5	1470	$1,995	$1.36	14d	1	1.48mi
35 Stoney Creek Ln Belville, NC	3.0	2.5	1470	$1,995	$1.36	10d	1	1.48mi
3907 Starry Sky Rd Leland, NC	3.0	2.0	1665	$2,294	$1.38	164d	1	1.48mi
3915 Starry Sky Rd Leland, NC	3.0	2.0	1708	$2,090	$1.22	49d	1	1.50mi

Property features AI

Finance

• Other: Zoned Le-Pud
• HOA & community: Homeowners association with annual fee ($3,300 / $275 monthly equivalent)Community poolCabanaPicnic areaPlaygroundTrailsSport courtStreet lights

Exterior

• Parking: Attached garage (1 car)Garage faces frontGarage door openerOff-street parking (total 1 space)
• Utilities: Public waterSewer availableWater available
• Home design: TownhouseTwo levelsEntry level: 1New constructionFacing: see remarks
• Construction: Built with fiber cement and frameShingle roofSlab foundation
• Exterior features: Covered patio/porchLandscapedInterior lotPrivate road frontagePaved road accessHas a view

Interior

• Kitchen: Electric ovenDishwasherMicrowaveGarbage disposalKitchen islandElectric water heater
• Bedrooms: Includes multiple bedrooms (see rooms total)
• Flooring: Carpet
• Bathrooms: Two full bathroomsOne half bathroomAccessible full bath
• Heating & cooling: Heat pump heatingElectric heatingCentral airZoned cooling
• Interior features: Walk-in closetsHigh ceilingsEntrance foyerKitchen island
• Laundry & utility: Washer hookup

HOA detail $275/mo · $3,300/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $290,040 Active 149 DOM
2. 2026-11-07
   days on market $290,040 Active 148 DOM
3. 2026-11-06
   days on market $290,040 Active 147 DOM
4. 2026-11-05
   days on market $290,040 Active 146 DOM
5. 2026-11-04
   days on market $290,040 Active 145 DOM
6. 2026-11-02
   days on market $290,040 Active 143 DOM
7. 2026-11-01
   days on market $290,040 Active 142 DOM
8. 2026-10-31
   days on market $290,040 Active 141 DOM
9. 2026-10-30
   days on market $290,040 Active 140 DOM
10. 2026-10-29
    days on market $290,040 Active 139 DOM
11. 2026-10-28
    days on market $290,040 Active 138 DOM
12. 2026-10-27
    days on market $290,040 Active 137 DOM
13. 2026-10-26
    days on market $290,040 Active 136 DOM
14. 2026-10-26
    days on market $290,040 Active 135 DOM
15. 2026-10-24
    days on market $290,040 Active 134 DOM
16. 2026-10-23
    days on market $290,040 Active 133 DOM
17. 2026-10-22
    days on market $290,040 Active 132 DOM
18. 2026-10-21
    days on market $290,040 Active 131 DOM
19. 2026-10-20
    days on market $290,040 Active 130 DOM
20. 2026-10-19
    days on market $290,040 Active 129 DOM
21. 2026-10-18
    days on market $290,040 Active 128 DOM
22. 2026-10-17
    days on market $290,040 Active 127 DOM
23. 2026-10-16
    days on market $290,040 Active 126 DOM
24. 2026-10-15
    days on market $290,040 Active 125 DOM
25. 2026-10-14
    days on market $290,040 Active 124 DOM
26. 2026-10-13
    days on market $290,040 Active 123 DOM
27. 2026-10-12
    days on market $290,040 Active 122 DOM
28. 2026-10-11
    days on market $290,040 Active 121 DOM
29. 2026-10-10
    days on market $290,040 Active 120 DOM
30. 2026-10-09
    days on market $290,040 Active 119 DOM
31. 2026-10-08
    days on market $290,040 Active 118 DOM
32. 2026-10-07
    days on market $290,040 Active 117 DOM
33. 2026-10-06
    days on market $290,040 Active 116 DOM
34. 2026-10-05
    days on market $290,040 Active 115 DOM
35. 2026-10-04
    days on market $290,040 Active 114 DOM
36. 2026-10-03
    days on market $290,040 Active 113 DOM
37. 2026-10-02
    days on market $290,040 Active 112 DOM
38. 2026-10-01
    days on market $290,040 Active 111 DOM
39. 2026-09-30
    days on market $290,040 Active 110 DOM
40. 2026-09-29
    days on market $290,040 Active 109 DOM
41. 2026-09-28
    days on market $290,040 Active 108 DOM
42. 2026-09-27
    days on market $290,040 Active 107 DOM
43. 2026-09-26
    days on market $290,040 Active 105 DOM
44. 2026-09-24
    days on market $290,040 Active 104 DOM
45. 2026-09-23
    days on market $290,040 Active 103 DOM
46. 2026-09-22
    days on market $290,040 Active 102 DOM
47. 2026-09-21
    days on market $290,040 Active 101 DOM
48. 2026-09-20
    days on market $290,040 Active 100 DOM
49. 2026-09-19
    days on market $290,040 Active 99 DOM
50. 2026-09-18
    days on market $290,040 Active 98 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: $25,364
• − Mortgage interest: −$16,247
• − Property taxes: −$4,351
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − HOA: −$3,300
• − Depreciation: −$8,438
• Taxable loss: −$12,479
• Est. tax savings @ 24.0%: +$2,995
• After-tax cash flow: $-4,320/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 well-maintained townhome in Indigo Preserve is move-in ready with a good condition score and minimal repairs needed. Potential buyers and tenants will appreciate the updated kitchen, fresh paint, and smart home features that can be added to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Town Creek Elementary C- NC #392/1,410 Nat'l #12,137/41,679 Middle Leland Middle F NC #326/475 Nat'l #8,646/14,009 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

• Census place: Leland, NC
• 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%
• 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: Zoned Le-Pud
• HOA & community: Homeowners association with annual fee ($3,300 / $275 monthly equivalent)Community poolCabanaPicnic areaPlaygroundTrailsSport courtStreet lights

Exterior

• Parking: Attached garage (1 car)Garage faces frontGarage door openerOff-street parking (total 1 space)
• Utilities: Public waterSewer availableWater available
• Home design: TownhouseTwo levelsEntry level: 1New constructionFacing: see remarks
• Construction: Built with fiber cement and frameShingle roofSlab foundation
• Exterior features: Covered patio/porchLandscapedInterior lotPrivate road frontagePaved road accessHas a view

Interior

• Kitchen: Electric ovenDishwasherMicrowaveGarbage disposalKitchen islandElectric water heater
• Bedrooms: Includes multiple bedrooms (see rooms total)
• Flooring: Carpet
• Bathrooms: Two full bathroomsOne half bathroomAccessible full bath
• Heating & cooling: Heat pump heatingElectric heatingCentral airZoned cooling
• Interior features: Walk-in closetsHigh ceilingsEntrance foyerKitchen island
• Laundry & utility: Washer hookup

Price history

2 events — show timeline

• 2026-07-05 Pending — Hive MLS
• 2026-06-08 Listed $289,290 Hive MLS