3198 Edgehill Dr · Navassa, NC 28451

$269,990

3 bd · 2.5 ba · 1,567 sqft · Townhouse · 33 Days on market

Built 2026 Good condition 2,614 sqft lot Garage $172/sqft · at area comps Est $274k · at est. $200/mo HOA · 9% of rent

---

Why this score? — see what drove the D- 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 +8.2/15.0
• Cash flow +7.9/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

QUICK MOVE-IN OPPORTUNITY WITH $7,500 IN SELLER CREDIT AVAILABLE! Experience incredible value with The Odessa, the newest and most thoughtfully designed townhome at The Lakes at Riverbend. Created with today's homebuyer in mind, this beautifully upgraded home combines modern style, everyday convenience, and exceptional included features from the moment you step inside. A spacious foyer welcomes you into a beautifully appointed family room featuring durable luxury vinyl plank (LVP) flooring that continues throughout the family room and bathrooms, delivering both style and easy maintenance.

Key facts

• Double bowl vanity
• 5
• Oversized island

Tags

• NEWEST FLOORPLAN
• OVERSIZED ISLAND
• EXPANSIVE WALK-IN CLOSET
• DOUBLE BOWL VANITY
• SECOND-FLOOR LAUNDRY ROOM
• 5

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (16.5% below list).
• Recommended offer: $226k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.4% in Navassa — 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 70/100 on livability (#141 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: Lincoln Elementary (math 44% / reading 37%, grade F, #682 of 1,410 statewide, top 49%, 675 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); 1803 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 33% 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 $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 33 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,532 (16.5% 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 33 days. Have you received any prior offers? Is the seller open to a 16% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.84% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 10.0

CMA / ARV

• ARV (median comp): $274,342
• List price: $269,990
• Delta: -1.59%
• 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
3186 Edgehill Dr	0.00mi	3/2.5	1,567 (0%)	0mo	$256,565	$164	100
3194 Edgehill Dr	0.00mi	3/2.5	1,567 (0%)	0mo	$257,460	$164	100
3190 Edgehill Dr	0.00mi	3/2.5	1,567 (0%)	0mo	$263,705	$168	100
3209 Edgehill Dr	0.03mi	3/2.5	1,628 (+4%)	2mo	$273,385	$168	91
3213 Edgehill Dr	0.03mi	3/2.5	1,628 (+4%)	2mo	$293,675	$180	91
3201 Edgehill Dr	0.03mi	3/2.5	1,628 (+4%)	2mo	$273,685	$168	91
3171 Edgehill Dr	0.03mi	3/2.5	1,633 (+4%)	4mo	$280,000	$171	88
3324 Primrose Dr	0.13mi	3/2.5	1,628 (+4%)	4mo	$259,000	$159	84
4194 Farmfield Dr	0.14mi	3/2.5	1,628 (+4%)	6mo	$269,990	$166	82
3340 Primrose Dr	0.15mi	3/2.5	1,628 (+4%)	6mo	$284,865	$175	82
3342 Primrose Dr	0.15mi	3/2.5	1,628 (+4%)	6mo	$300,340	$184	82
3170 Edgehill Dr	0.02mi	3/2.5	1,442 (-8%)	6mo	$275,000	$191	81

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: -26.1%
• Equity multiple: 0.13×
• Total profit: $-65,615
• Equity at exit: $40,256

10-year hold

• IRR: -30.6%
• Equity multiple: -0.26×
• Total profit: $-95,348
• Equity at exit: $23,344

Cash invested: $75,597 (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: 12 active · 12 under contract
• Months of supply: 6.5 mo (15%/mo absorbed)
• Median asking: $273,945 ($168/sqft)
• Median days on market: 74 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +4.0% vs current asking $/sqft

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: 1803
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,255 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$200
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-284

Break-even live

Break-even rent $2,615

Max offer price $228,875

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-191	+0% $-284	+5% $-377	+10% $-471
Rent	-10% $-462	-5% $-373	+0% $-284	+5% $-195	+10% $-106
Rate	-1.0pp $-148	-0.5pp $-215	base $-284	+0.5pp $-354	+1.0pp $-425

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: $67,498
• Closing costs: $8,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3160 Edgehill Dr Navassa, NC	3.0	2.5	1432	$2,319	$1.62	109d	1	0.02mi
867 Ashlar Cir Leland, NC	3.0	2.0	1696	$2,300	$1.36	119d	1	0.36mi

Property features AI

Finance

• HOA & community: Homeowners associationAnnual association fee of $2,400 (approximately $200/month)Community amenities: clubhouse, fitness center, maintained grounds, playground, sport courtCommunity features: pool, sidewalks, street lights

Exterior

• Parking: Attached front-facing garage1 garage spaceGarage with concrete floor and garage door openerPaved driveway
• Security: Smoke detectors
• Utilities: Public waterSewer connectedNatural gas connected
• Home design: TownhouseTwo-storyEntry level: 1New constructionHas a viewPlatted lot
• Construction: Fiber cement and frame construction with stone veneer accentsSlab foundation
• Exterior features: Shingle roofIrrigation systemPrivate paved road frontagePaved road surfaceNo patio or porch listedNo fencing

Interior

• Kitchen: Gas ovenGas cooktopGas rangeRefrigeratorDishwasherMicrowaveGarbage disposalKitchen islandPantry
• Bedrooms: Master downstairs
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms1 half bathroomAccessible full bath
• Heating & cooling: Central air with zoned coolingForced air heating with natural gas and zoned controls
• Interior features: Master suite on the main floorWalk-in closetsEntrance foyerKitchen islandPantryEat-in kitchenNo basement
• Laundry & utility: Laundry room with washer hookupTankless water heaterGas water heater

Listing history 11 events

1. 2026-09-24
   days on market $269,990 Active 33 DOM
2. 2026-09-23
   days on market $269,990 Active 32 DOM
3. 2026-09-22
   days on market $269,990 Active 31 DOM
4. 2026-09-21
   days on market $269,990 Active 30 DOM
5. 2026-09-20
   days on market $269,990 Active 29 DOM
6. 2026-09-19
   days on market $269,990 Active 28 DOM
7. 2026-09-18
   days on market $269,990 Active 27 DOM
8. 2026-09-17
   statusdays on market $269,990 Active 26 DOM
9. 2026-09-16
   price $269,990 Pending 25 DOM
10. 2026-05-05
    status Pending
11. 2026-04-10
    listed $271,485 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 17 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: $27,064
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − HOA: −$2,400
• − Depreciation: −$7,854
• Taxable loss: −$8,044
• Est. tax savings @ 24.0%: +$1,931
• After-tax cash flow: $-1,479/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

Good 80/100 None rehab

This modern townhouse is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs or maintenance needed. The home has a good resale and rental value with potential for further improvements to enhance its curb appeal and functionality.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen can make the home more appealing and functional for both buyers and tenants. ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Lincoln Elementary F NC #682/1,410 Nat'l #19,191/41,679 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

B Composite livability gradescore 70/100

Livability — Navassa

• Score: 70/100
• State rank: #141
• US rank: #8091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Navassa, NC
• County: Brunswick County · 152,111 people
• 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

---

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 (71%)
• Race & ethnicity: White 71% Black 12% Hispanic / Latino 11% Two or more races 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

---

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

---

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

• HOA & community: Homeowners associationAnnual association fee of $2,400 (approximately $200/month)Community amenities: clubhouse, fitness center, maintained grounds, playground, sport courtCommunity features: pool, sidewalks, street lights

Exterior

• Parking: Attached front-facing garage1 garage spaceGarage with concrete floor and garage door openerPaved driveway
• Security: Smoke detectors
• Utilities: Public waterSewer connectedNatural gas connected
• Home design: TownhouseTwo-storyEntry level: 1New constructionHas a viewPlatted lot
• Construction: Fiber cement and frame construction with stone veneer accentsSlab foundation
• Exterior features: Shingle roofIrrigation systemPrivate paved road frontagePaved road surfaceNo patio or porch listedNo fencing

Interior

• Kitchen: Gas ovenGas cooktopGas rangeRefrigeratorDishwasherMicrowaveGarbage disposalKitchen islandPantry
• Bedrooms: Master downstairs
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms1 half bathroomAccessible full bath
• Heating & cooling: Central air with zoned coolingForced air heating with natural gas and zoned controls
• Interior features: Master suite on the main floorWalk-in closetsEntrance foyerKitchen islandPantryEat-in kitchenNo basement
• Laundry & utility: Laundry room with washer hookupTankless water heaterGas water heater

Price history

2 events — show timeline

• 2026-05-05 Pending — Hive MLS
• 2026-04-10 Listed $271,485 Hive MLS