1151 Little Martha Way SE · Oak Island, NC 28422

$299,000

3 bd · 2.0 ba · 1,481 sqft · SingleFamily public records · 68 Days on market

Built 2022 6,534 sqft lot Est $280k · 7% over $125/mo HOA · 5% of rent ↓ 6% since listing

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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).

• Cash flow +11.7/30.0
• ARV discount +4.4/15.0
• Schools +3.9/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Please inquire about special financing with preferred lender. Welcome to this beautifully maintained three-bedroom and two-bathroom single level home in the desirable Avalon Community. Less than four years old, the spacious open concept design offers a modern kitchen with granite countertops, a recently installed tile backsplash, a pantry and plenty of cabinet space. It is equipped with stainless steel appliances including a refrigerator. Finishing off this large kitchen is an island useful for food prep, a casual meal or entertaining. The dining room with an upgraded chandelier provides a warm atmosphere and plenty of space for a sizable table and chairs. The living room is inviting with

Key facts

• Stylish backsplash
• Walk-in closet
• 6,534 sq ft lot

Tags

• FLAT FENCED-IN CORNER LOT
• DEDICATED LAUNDRY ROOM
• SHIPLAP-WRAPPED ISLAND
• STYLISH BACKSPLASH
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET

Property features AI

Finance

• Other: Subdivision: Avalon; Directions: From 211, turn into the main entrance to Avalon. Make a left onto Ovates Lane, then a left onto Little Martha Way. Home will be on the right.
• HOA & community: Homeowners association with annual fee ($1,500); Monthly equivalent HOA fee approximately $125; Community pool; Sidewalks; Street lights; Clubhouse; Dog park; Fitness center; Playground; Trails; Sport court; On-site management

Exterior

• Parking: 2 total parking spaces; 2-car attached garage; Garage faces front; Concrete driveway; Garage door opener
• Utilities: Public water; Sewer connected
• Home design: Single family residence; One story; One level; Residential property
• Construction: Vinyl siding and frame construction; Slab foundation
• Exterior features: Covered patio; Patio; Back yard fencing (wood); Shingle roof; Corner lot; Private road frontage; Has view

Interior

• Kitchen: Electric oven; Electric cooktop; Microwave; Dishwasher; Garbage disposal; Refrigerator; Kitchen island; Pantry
• Bedrooms: Primary bedroom on the main floor
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; Accessible full bathroom
• Heating & cooling: Central air; Electric heating; Heat pump
• Interior features: Primary bedroom on the main floor; Walk-in closet(s); High ceilings; Kitchen island; Ceiling fan(s); Pantry; Window coverings
• Laundry & utility: Laundry room; Washer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (22.6% below list).
• Recommended offer: $232k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.8% in Oak Island — 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 67/100 on livability (#233 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: 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).
• This rent runs 40% of the median local income ($69k/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 68 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $231,562 (22.6% 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 68 days. Have you received any prior offers? Is the seller open to a 23% 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. 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 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?
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 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: 0.77% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $279,909
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1155 Little Martha Way SE Lot 11	0.01mi	3/2.0	1,618 (+9%)	2mo	$365,000	$226	83
1534 Maltwood Ct SE	0.45mi	3/2.0	1,493 (+1%)	1mo	$269,000	$180	77
1551 Murre Ct SE	0.57mi	3/2.0	1,459 (-2%)	1mo	$278,000	$191	70
1803 St Patricks Ct SE	0.23mi	3/2.0	1,618 (+9%)	5mo	$285,000	$176	70
1616 Lightered Knot Ct	0.26mi	3/2.0	1,618 (+9%)	4mo	$264,000	$163	69
1609 Meridian Forest Dr SE	0.37mi	3/2.0	1,618 (+9%)	2mo	$290,000	$179	66
1480 Gate Hill Rd SE	0.49mi	3/2.0	1,412 (-5%)	5mo	$290,000	$205	66
1590 Lightered Knot Ct SE	0.32mi	3/2.0	1,656 (+12%)	1mo	$315,000	$190	64
1728 Culdees Ln SE	0.43mi	3/2.0	1,618 (+9%)	2mo	$325,000	$201	63
1508 New Sun Dr SE	0.70mi	3/2.0	1,529 (+3%)	1mo	$250,000	$164	61
1465 W Black Squirrel Ln SE	0.60mi	4/2.0 (+1)	1,508 (+2%)	3mo	$285,000	$189	61
1608 Godney Ct SE	0.53mi	3/2.0	1,636 (+10%)	1mo	$254,500	$156	57

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-54,192
• Equity at exit: $44,582

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-54,737
• Equity at exit: $25,852

Cash invested: $83,720 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,316 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$125
• HOA: −$125
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-89

Break-even live

Break-even rent $2,429

Max offer price $283,231

Occupancy floor 99%

Sensitivity live

Price	-10% $80	-5% $-5	+0% $-89	+5% $-174	+10% $-259
Rent	-10% $-272	-5% $-181	+0% $-89	+5% $2	+10% $94
Rate	-1.0pp $61	-0.5pp $-13	base $-89	+0.5pp $-167	+1.0pp $-246

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2208 Lakefront Dr SE Bolivia, NC	3.0–4.0	2.0–2.5	1595	$1,825	$1.14	14d	61	0.37mi
1004 Arborside Cir Bolivia, NC	1.0–3.0	1.0–2.5	1307	$2,170	$1.66	14d	15	1.07mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 21 events

1. 2026-06-18
   days on market $299,000 Active 68 DOM
2. 2026-06-17
   days on market $299,000 Active 67 DOM
3. 2026-06-16
   days on market $299,000 Active 66 DOM
4. 2026-06-15
   days on market $299,000 Active 65 DOM
5. 2026-06-14
   days on market $299,000 Active 63 DOM
6. 2026-06-13
   days on market $299,000 Active 62 DOM
7. 2026-06-10
   days on market $299,000 Active 60 DOM
8. 2026-06-09
   days on market $299,000 Active 59 DOM
9. 2026-06-08
   days on market $299,000 Active 58 DOM
10. 2026-06-07
    days on market $299,000 Active 57 DOM
11. 2026-06-05
    days on market $299,000 Active 54 DOM
12. 2026-06-03
    days on market $299,000 Active 53 DOM
13. 2026-06-02
    days on market $299,000 Active 52 DOM
14. 2026-06-01
    days on market $299,000 Active 51 DOM
15. 2026-05-31
    days on market $299,000 Active 50 DOM
16. 2026-05-30
    days on market $299,000 Active 49 DOM
17. 2026-04-11
    listed $309,000 Active
18. 2025-05-03
    historical
19. 2025-04-19
    price $315,000
20. 2025-04-11
    price $319,900
21. 2025-04-04
    listed $328,500 Active

ⓘ 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: $1,212 · $101/mo
• Projected year-2 tax: $2,452 · $204/mo
• Expected delta: +$1,239/yr (+$103/mo · 102.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,787
• − Mortgage interest: −$16,749
• − Property taxes: −$1,212
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,223
• − Management: −$2,223
• − HOA: −$1,500
• − Depreciation: −$8,698
• Taxable loss: −$6,313
• Est. tax savings @ 24.0%: +$1,515
• After-tax cash flow: $444/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: 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 — Oak Island

• Score: 67/100
• State rank: #233
• US rank: #10757

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

• County: Brunswick County · 131,536 people
• City population: 8,756
• 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

-5.9% since first listed

5 events — show timeline

• 2026-04-11 Listed $309,000 Hive MLS
• 2025-05-03 Listing Removed — Hive MLS
• 2025-04-19 Price Changed $315,000 Hive MLS
• 2025-04-11 Price Changed $319,900 Hive MLS
• 2025-04-04 Listed $328,500 Hive MLS

Property tax history

+84.0%/yr

Latest (2025): $1,212 · +0.0% YoY. Source: county tax records.