WESTPORT Plan · Supply, NC 28462

$221,990

3 bd · 2.5 ba · 1,382 sqft · SingleFamily · 194 Days on market

Excellent condition

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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 +7.5/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the Westport, a 3-bedroom, 2.5-bath new construction home with 1,382 square feet of functional two-story living space. This open floor plan features a bright kitchen, large living area, private upstairs primary suite, and covered porch and patio designed for low-maintenance living. * The photos you see here are for illustration purposes only, interior and exterior features, options, colors and selections will differ.

Key facts

• Bright kitchen
• Covered porch
• Open floor plan

Tags

• NEW CONSTRUCTION
• OPEN FLOOR PLAN
• BRIGHT KITCHEN
• LARGE LIVING AREA
• PRIVATE UPSTAIRS PRIMARY SUITE
• COVERED PORCH

🏗️ New construction. The $221,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $276,820.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $222k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-346 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (10.6% below list).
• Recommended offer: $195k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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); West Brunswick High (math 50% / reading 56%, grade C-, #281 of 535 statewide, top 53%, 1,526 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: 738 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 39% of the median local income ($60k/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 $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

• It's been on market 194 days — a 12% lower offer ($195k) is reasonable based on typical stale-listing flexibility.

Recommended offer $195,351 (12.0% 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 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.35%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $276,820
• List price: $221,990
• Delta: -19.81%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4322 Skulk Ln SW	0.08mi	3/2.0	1,343 (-3%)	0mo	$270,640	$202	90
637 Bushy Trail Loop SW	0.12mi	3/2.0	1,618 (+17%)	2mo	$283,000	$175	66
661 Bushy Trail Loop SW	0.19mi	3/2.0	1,672 (+21%)	2mo	$302,000	$181	62
1856 Oxpen Rd SW	1.44mi	3/2.0	1,404 (+2%)	4mo	$230,000	$164	57
1610 Stanbury Rd SW	1.48mi	3/2.0	1,344 (-3%)	2mo	$240,000	$179	57
1660 White Duck Ct SW	0.66mi	3/2.0	1,450 (+5%)	4mo	$252,000	$174	56
2157 Lakeside Ave SW	1.27mi	3/2.0	1,510 (+9%)	1mo	$277,000	$183	47
1842 Wood Duck St SW	0.46mi	3/2.0	1,563 (+13%)	11mo	$240,000	$154	46
1667 White Duck Ct SW	0.69mi	3/2.0	1,509 (+9%)	10mo	$199,900	$132	42
2232 Lakeside Ave SW	1.48mi	3/2.0	1,248 (-10%)	8mo	$193,000	$155	41
1449 Holden Beach Rd SW	0.83mi	3/2.0	1,571 (+14%)	5mo	$300,000	$191	36
2216 Bass Ave SW	1.42mi	2/2.0 (-1)	1,056 (-24%)	4mo	$186,000	$176	30

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: -25.4%
• Equity multiple: 0.14×
• Total profit: $-66,841
• Equity at exit: $41,275

10-year hold

• IRR: -21.6%
• Equity multiple: -0.12×
• Total profit: $-86,430
• Equity at exit: $23,934

Cash invested: $77,510 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 8 under contract
• Months of supply: 31.5 mo (3%/mo absorbed)
• Median asking: $268,990 ($180/sqft)
• Median days on market: 122 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +11.5% above current asking $/sqft

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

ZIP-level market 28462

• Active inventory: 738
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,984 medium
• Mortgage (P&I): −$1,452
• Tax est. 1.5%: −$346 /mo · $4,152/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-346

Break-even live

Break-even rent $2,422

Max offer price $226,804

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-250	+0% $-346	+5% $-441	+10% $-537
Rent	-10% $-502	-5% $-424	+0% $-346	+5% $-267	+10% $-189
Rate	-1.0pp $-206	-0.5pp $-275	base $-346	+0.5pp $-417	+1.0pp $-490

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: $69,205
• Closing costs: $8,305
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1594 Holden Beach Rd SW Supply, NC	2.0	1.0	1200	$1,500	$1.25	40d	1	0.91mi

Property features AI

Finance

• Financial info: List price $216,990

Exterior

• Home design: Single-family plan home (WESTPORT)
• Construction: Living area approximately 1382New construction (Plan)
• Exterior features: Address: 4029 Chase Dr SW, Supply, NC 28462

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Plan home (WESTPORT)

Listing history 50 events

1. 2026-11-08
   days on market $221,990 Active 194 DOM
2. 2026-11-07
   days on market $221,990 Active 193 DOM
3. 2026-11-06
   days on market $221,990 Active 192 DOM
4. 2026-11-05
   days on market $221,990 Active 191 DOM
5. 2026-11-04
   days on market $221,990 Active 190 DOM
6. 2026-11-02
   days on market $221,990 Active 188 DOM
7. 2026-11-01
   days on market $221,990 Active 187 DOM
8. 2026-10-31
   days on market $221,990 Active 186 DOM
9. 2026-10-30
   days on market $221,990 Active 185 DOM
10. 2026-10-29
    days on market $221,990 Active 184 DOM
11. 2026-10-28
    days on market $221,990 Active 183 DOM
12. 2026-10-27
    days on market $221,990 Active 182 DOM
13. 2026-10-26
    days on market $221,990 Active 181 DOM
14. 2026-10-26
    days on market $221,990 Active 180 DOM
15. 2026-10-24
    days on market $221,990 Active 179 DOM
16. 2026-10-23
    days on market $221,990 Active 178 DOM
17. 2026-10-22
    days on market $221,990 Active 177 DOM
18. 2026-10-21
    days on market $221,990 Active 176 DOM
19. 2026-10-20
    days on market $221,990 Active 175 DOM
20. 2026-10-19
    days on market $221,990 Active 174 DOM
21. 2026-10-18
    days on market $221,990 Active 173 DOM
22. 2026-10-17
    days on market $221,990 Active 172 DOM
23. 2026-10-16
    days on market $221,990 Active 171 DOM
24. 2026-10-15
    days on market $221,990 Active 170 DOM
25. 2026-10-14
    days on market $221,990 Active 169 DOM
26. 2026-10-13
    days on market $221,990 Active 168 DOM
27. 2026-10-12
    days on market $221,990 Active 167 DOM
28. 2026-10-11
    days on market $221,990 Active 166 DOM
29. 2026-10-10
    days on market $221,990 Active 165 DOM
30. 2026-10-09
    days on market $221,990 Active 164 DOM
31. 2026-10-08
    days on market $221,990 Active 163 DOM
32. 2026-10-07
    days on market $221,990 Active 162 DOM
33. 2026-10-06
    days on market $221,990 Active 161 DOM
34. 2026-10-05
    days on market $221,990 Active 160 DOM
35. 2026-10-04
    days on market $221,990 Active 159 DOM
36. 2026-10-03
    days on market $221,990 Active 158 DOM
37. 2026-10-02
    days on market $221,990 Active 157 DOM
38. 2026-10-01
    days on market $221,990 Active 156 DOM
39. 2026-09-30
    days on market $221,990 Active 155 DOM
40. 2026-09-29
    days on market $221,990 Active 154 DOM
41. 2026-09-28
    days on market $221,990 Active 153 DOM
42. 2026-09-27
    days on market $221,990 Active 152 DOM
43. 2026-09-26
    days on market $221,990 Active 150 DOM
44. 2026-09-24
    days on market $221,990 Active 149 DOM
45. 2026-09-23
    days on market $221,990 Active 148 DOM
46. 2026-09-22
    days on market $221,990 Active 147 DOM
47. 2026-09-21
    days on market $221,990 Active 146 DOM
48. 2026-09-20
    days on market $221,990 Active 145 DOM
49. 2026-09-19
    days on market $221,990 Active 144 DOM
50. 2026-09-18
    days on market $221,990 Active 143 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: $23,808
• − Mortgage interest: −$15,506
• − Property taxes: −$4,152
• − Insurance: −$1,384
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$8,053
• Taxable loss: −$9,096
• Est. tax savings @ 24.0%: +$2,183
• After-tax cash flow: $-1,965/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 · 4 photos

Excellent 100/100 None rehab

This move-in-ready Westport home is in excellent condition with no visible repairs needed. It offers a great balance of curb appeal and interior functionality, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Paint exterior shutters — Enhances curb appeal and adds a fresh look ↑
• Both Install smart home security system — Improves safety and adds modern amenities ↑
• Both Add smart thermostat — Saves energy and adds convenience ↑
• Both Upgrade kitchen appliances — Modernizes the space and adds value ↑
• Both Install smart lighting system — Enhances energy efficiency and adds ambiance ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Supply Elementary F NC #625/1,410 Nat'l #17,692/41,679 Middle Cedar Grove Middle F NC #305/475 Nat'l #8,059/14,009 High West 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

Livability — Supply

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Brunswick County · 152,111 people
• City population: 12,340
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 12,340
• Household income: $60,349
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 10% 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 (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 5% Hispanic / Latino 2%
• Languages at home: 99% English-only · Spanish 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: ▼ -259.44%
• Current HPI: 144.2462
• Rent YoY: —
• 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

• Financial info: List price $216,990

Exterior

• Home design: Single-family plan home (WESTPORT)
• Construction: Living area approximately 1382New construction (Plan)
• Exterior features: Address: 4029 Chase Dr SW, Supply, NC 28462

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Plan home (WESTPORT)