1095 Woods Crossing Rd SW · Supply, NC 28462

$287,735

3 bd · 2.0 ba · 1,475 sqft · SingleFamily · 100 Days on market

Built 2026 Good condition 10,454 sqft lot Garage $195/sqft · 7% below area Est $310k · 7% under $115/mo HOA · 6% 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 +10.7/15.0
• Cash flow +6.3/30.0
• Schools +4.5/10.0
• Condition / age +4.2/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come tour 1095 Woods Crossing Road SW! One of our new homes at Stanbury Creek, located in Supple, NC. This charming home offers three bedrooms, two baths, and a two-car garage. The primary bedroom, situated at the rear of the house, includes an en suite bath and a walk-in closet for added comfort and privacy. The kitchen overlooks the spacious great room, providing ample space for family and friends to gather. At the front of the home, two guest bedrooms share a well-appointed guest bath, ensuring convenience for visitors. Experience cozy living in a home designed with both comfort and functionality in mind. All of our homes include D. R. Horton's Home is Connected® package, an industry leading suite of smart home products that keeps homeowners connected with the people and places they value the most. The technology allows homeowners to monitor and control their home from the couch or across the globe. * The photos you see here are for illustration purposes only, interior and exterior features, options, colors and selections will differ. Please see the sales agent for options.

Key facts

• Kerry floor plan
• Large island
• 36 inch cabinetry

Tags

• KERRY FLOOR PLAN
• LARGE ISLAND
• BREAKFAST BAR
• GRANITE COUNTERTOPS
• 36 INCH CABINETRY
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-511 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (29.9% below list).
• Recommended offer: $202k (29.9% below list) — sets the bar for 1% rule.

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: 600 active listings in the ZIP; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 40% 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 $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 100 days — a 9% lower offer ($262k) 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,639 (29.9% 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 100 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.16%
• Cash-on-cash: -7.60%
• DSCR: 0.66
• GRM: 11.9

CMA / ARV

• ARV (median comp): $309,746
• List price: $287,735
• Delta: -7.11%
• 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
762 New Haven Ln SW	0.13mi	3/2.0	1,460 (-1%)	2mo	$227,500	$156	90
723 New Haven Ln SW	0.04mi	3/2.0	1,618 (+10%)	4mo	$295,000	$182	78
739 New Haven Ln SW	0.06mi	3/2.0	1,618 (+10%)	5mo	$290,000	$179	77
1271 Rippling Cove Loop SW	0.12mi	3/2.0	1,618 (+10%)	2mo	$329,000	$203	77
1016 Stanbury Bluff Rd SW	0.12mi	3/2.0	1,618 (+10%)	2mo	$299,990	$185	76
922 Shipley Way SW	0.09mi	3/2.0	1,618 (+10%)	4mo	$245,000	$151	76
755 New Haven Ln SW	0.10mi	3/2.0	1,618 (+10%)	5mo	$299,000	$185	75
884 Shipley Way SW	0.15mi	3/2.0	1,289 (-13%)	0mo	$255,000	$198	72
2672 Jessica Ln SW	0.23mi	3/2.5	1,608 (+9%)	3mo	$375,000	$233	70
3083 Cape Point Ln SW	0.56mi	3/2.0	1,504 (+2%)	2mo	$299,990	$199	68
2639 Stone Chimney Rd SW	0.30mi	3/2.0	1,632 (+11%)	3mo	$465,000	$285	66
3075 Cape Point Ln SW	0.60mi	3/2.0	1,504 (+2%)	4mo	$299,990	$199	66

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: -29.5%
• Equity multiple: 0.02×
• Total profit: $-79,040
• Equity at exit: $42,902

10-year hold

• IRR: -30.1%
• Equity multiple: -0.37×
• Total profit: $-110,285
• Equity at exit: $24,878

Cash invested: $80,566 (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: 23 active · 9 under contract
• Months of supply: 10.6 mo (9%/mo absorbed)
• Median asking: $304,990 ($187/sqft)
• Median days on market: 58 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: +12.1% 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: 600
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,016 medium
• Mortgage (P&I): −$1,509
• Tax est. 1.5%: −$360 /mo · $4,316/yr
• Insurance: −$120
• HOA: −$115
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-511

Break-even live

Break-even rent $2,663

Max offer price $213,861

Occupancy floor —

Sensitivity live

Price	-10% $-312	-5% $-411	+0% $-511	+5% $-610	+10% $-709
Rent	-10% $-670	-5% $-590	+0% $-511	+5% $-431	+10% $-351
Rate	-1.0pp $-366	-0.5pp $-437	base $-511	+0.5pp $-585	+1.0pp $-661

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: $71,934
• Closing costs: $8,632
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Subdivision: Stanbury Creek
• HOA & community: Homeowners association with managementAnnual association fee of $1,380 (about $115/month)Community poolSidewalksStreet lights

Exterior

• Parking: 2 total parking spaces2-car attached garage with front-facing garage and automatic openerConcrete driveway
• Security: Smoke detector(s)
• Utilities: Public waterSewer availableUnderground utilitiesWater availableElectric service
• Home design: Single family residenceOne storyEntry level: 1New construction
• Construction: Vinyl siding and frame constructionShingle roofSlab foundationHome warranty included
• Exterior features: Covered patio/porchFront porchRear porchCorner lotPrivate paved road frontageHas a viewSmoke detector(s)

Interior

• Kitchen: RefrigeratorRangeDishwasherMicrowaveDisposalKitchen islandPantryElectric water heater
• Bedrooms: Master downstairs
• Flooring: Carpet
• Bathrooms: 2 full bathroomsAccessible full bath
• Heating & cooling: Heat pump heatingElectric heatingCentral air conditioningHeat pump cooling
• Interior features: Master bedroom on the main levelWalk-in closet(s)High ceilingsEntrance foyerKitchen islandPantryUnfurnished
• Laundry & utility: Washer hookupDedicated laundry room

Listing history 50 events

1. 2026-08-08
   days on market $287,735 Active 100 DOM
2. 2026-08-07
   days on market $287,735 Active 99 DOM
3. 2026-08-06
   days on market $287,735 Active 98 DOM
4. 2026-08-05
   days on market $287,735 Active 97 DOM
5. 2026-08-04
   days on market $287,735 Active 96 DOM
6. 2026-08-03
   days on market $287,735 Active 95 DOM
7. 2026-07-31
   days on market $287,735 Active 92 DOM
8. 2026-07-30
   days on market $287,735 Active 90 DOM
9. 2026-07-27
   days on market $287,735 Active 88 DOM
10. 2026-07-25
    days on market $287,735 Active 86 DOM
11. 2026-07-24
    days on market $287,735 Active 85 DOM
12. 2026-07-23
    days on market $287,735 Active 84 DOM
13. 2026-07-22
    days on market $287,735 Active 83 DOM
14. 2026-07-21
    days on market $287,735 Active 82 DOM
15. 2026-07-18
    days on market $287,735 Active 79 DOM
16. 2026-07-16
    days on market $287,735 Active 77 DOM
17. 2026-07-16
    days on market $287,735 Active 76 DOM
18. 2026-07-14
    days on market $287,735 Active 75 DOM
19. 2026-07-13
    days on market $287,735 Active 74 DOM
20. 2026-07-12
    days on market $287,735 Active 73 DOM
21. 2026-07-11
    days on market $287,735 Active 72 DOM
22. 2026-07-10
    days on market $287,735 Active 71 DOM
23. 2026-07-09
    days on market $287,735 Active 70 DOM
24. 2026-07-08
    days on market $287,735 Active 69 DOM
25. 2026-07-07
    days on market $287,735 Active 68 DOM
26. 2026-07-07
    price $287,735 Active 67 DOM
27. 2026-07-06
    days on market $284,735 Active 67 DOM
28. 2026-07-05
    days on market $284,735 Active 66 DOM
29. 2026-07-04
    days on market $284,735 Active 65 DOM
30. 2026-07-03
    days on market $284,735 Active 64 DOM
31. 2026-07-02
    days on market $284,735 Active 63 DOM
32. 2026-07-01
    days on market $284,735 Active 62 DOM
33. 2026-06-30
    days on market $284,735 Active 61 DOM
34. 2026-06-29
    days on market $284,735 Active 60 DOM
35. 2026-06-28
    days on market $284,735 Active 59 DOM
36. 2026-06-28
    days on market $284,735 Active 58 DOM
37. 2026-06-27
    days on market $284,735 Active 57 DOM
38. 2026-06-25
    days on market $284,735 Active 55 DOM
39. 2026-06-23
    days on market $284,735 Active 53 DOM
40. 2026-06-22
    days on market $284,735 Active 52 DOM
41. 2026-06-18
    days on market $284,735 Active 49 DOM
42. 2026-06-17
    days on market $284,735 Active 48 DOM
43. 2026-06-16
    days on market $284,735 Active 47 DOM
44. 2026-06-15
    days on market $284,735 Active 46 DOM
45. 2026-06-14
    days on market $284,735 Active 44 DOM
46. 2026-06-13
    days on market $284,735 Active 43 DOM
47. 2026-06-10
    days on market $284,735 Active 41 DOM
48. 2026-06-09
    days on market $284,735 Active 40 DOM
49. 2026-06-08
    days on market $284,735 Active 39 DOM
50. 2026-06-07
    days on market $284,735 Active 38 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $24,197
• − Mortgage interest: −$16,118
• − Property taxes: −$4,316
• − Insurance: −$1,439
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − HOA: −$1,380
• − Depreciation: −$8,370
• Taxable loss: −$11,298
• Est. tax savings @ 24.0%: +$2,711
• After-tax cash flow: $-3,415/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 85/100 None rehab

This home is in excellent condition with a modern kitchen, well-maintained exterior, and fresh interior paint. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Virginia Williamson Elem D NC #417/1,410 Nat'l #12,785/41,679 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%
• Common ancestry: Slovak 4% Lithuanian 4% Serbian 2%
• Foreign-born: 1% · Canada
• 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

• Other: Subdivision: Stanbury Creek
• HOA & community: Homeowners association with managementAnnual association fee of $1,380 (about $115/month)Community poolSidewalksStreet lights

Exterior

• Parking: 2 total parking spaces2-car attached garage with front-facing garage and automatic openerConcrete driveway
• Security: Smoke detector(s)
• Utilities: Public waterSewer availableUnderground utilitiesWater availableElectric service
• Home design: Single family residenceOne storyEntry level: 1New construction
• Construction: Vinyl siding and frame constructionShingle roofSlab foundationHome warranty included
• Exterior features: Covered patio/porchFront porchRear porchCorner lotPrivate paved road frontageHas a viewSmoke detector(s)

Interior

• Kitchen: RefrigeratorRangeDishwasherMicrowaveDisposalKitchen islandPantryElectric water heater
• Bedrooms: Master downstairs
• Flooring: Carpet
• Bathrooms: 2 full bathroomsAccessible full bath
• Heating & cooling: Heat pump heatingElectric heatingCentral air conditioningHeat pump cooling
• Interior features: Master bedroom on the main levelWalk-in closet(s)High ceilingsEntrance foyerKitchen islandPantryUnfurnished
• Laundry & utility: Washer hookupDedicated laundry room

Price history

+0.0% since first listed

2 events — show timeline

• 2026-04-30 Listed $284,735 Hive MLS
• 2026-04-29 Listed $284,735 Zillow