805 Sloop Pointe Ln · Kure Beach, NC 28449

$549,900

3 bd · 2.5 ba · 1,938 sqft · Townhouse public records · 8 Days on market

Built 1995 1,960 sqft lot Est $651k · 16% under $164/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +14.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Desirable Keys at Kure Beach! Prime location--Don't miss this bright, open floor plan featuring soaring cathedral ceilings and an airy loft overlooking the main level. Hardwood floors throughout the main living area highlight a central fireplace that anchors the spacious living and dining rooms. The kitchen boasts beautiful granite countertops and stainless steel appliances. Enjoy seamless indoor-outdoor living with a screened porch and adjacent deck, perfect for grilling and entertaining. Upstairs offers two additional bedrooms and a full bath. Attached 1-car garage. HOA Community amenities include landscaping and mulching, two Pools, one with a cabana and fitness equipment, a Clubhouse, and two Tennis Courts! Gazebo and Beach parking pass that includes bathrooms, shower, and a foot bath, all within a short walk to the Beach!

Key facts

• Open floor plan
• Central fireplace
• Cathedral ceilings

Tags

• OPEN FLOOR PLAN
• CATHEDRAL CEILINGS
• HARDWOOD FLOORS
• CENTRAL FIREPLACE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $550k.

Deal economics

• At list price, monthly cash flow is $15k ($186k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $550k).
• Cap rate 40.1% vs local median 2.1% in Kure Beach — 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 65/100 on livability (#303 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: health & safety D, amenities F, commute F.
• New Hanover County Schools (urban): math 48% / reading 53% proficiency, ranked #61 of 178 in NC (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Dr John Codington Elem (math 72% / reading 72%, grade A-, #73 of 1,410 statewide, top 6%, 441 students, 26% FRL); Charles P Murray Middle (math 59% / reading 59%, grade B, #54 of 475 statewide, top 12%, 882 students, 34% FRL); New Hanover High (math 60% / reading 53%, grade C, #261 of 535 statewide, top 49%, 1,466 students, 100% FRL).
• Zoned-school proficiency averages 62% at this address vs 50% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the New Hanover County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 94 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,581 units permitted in New Hanover County in 2024 (1,185 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• New Hanover County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $154k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago 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.
• Current owner paid $200k; list at $550k implies a 176% gain — meaningful room to come down on a strong offer.

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 $549,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 4.36% ✓
• Cap rate: 40.12%
• Cash-on-cash: 120.79%
• DSCR: 6.37
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $651,168
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Sloop Pointe Ln	0.00mi	3/2.5	1,941 (+0%)	1mo	$549,900	$283	99
656 Settlers Ln	0.13mi	3/2.5	1,944 (+0%)	9mo	$653,000	$336	86
622 Sloop Pointe Ln	0.05mi	4/3.0 (+1)	1,931 (-0%)	13mo	$550,000	$285	79
636 Settlers Ln	0.10mi	3/2.5	2,101 (+8%)	5mo	$655,000	$312	77
115 Hanby Ave Unit B	0.52mi	3/2.5	1,963 (+1%)	2mo	$789,000	$402	72
601 Sloop Pointe Ln	0.03mi	3/2.5	1,701 (-12%)	8mo	$545,000	$320	72
115 Hanby Ave Unit A	0.52mi	3/2.5	1,963 (+1%)	6mo	$830,000	$423	69
221 N Ave	0.28mi	4/3.5 (+1)	1,910 (-1%)	12mo	$730,000	$382	66
213 N Ave	0.29mi	4/3.5 (+1)	1,938 (0%)	17mo	$750,000	$387	64
1017 Trout Ln Unit B	0.43mi	3/3.5	1,700 (-12%)	12mo	$628,700	$370	46
1611 Mackerel Ln #2	0.65mi	4/4.0 (+1)	2,200 (+14%)	11mo	$662,500	$301	27

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: —
• Equity multiple: 6.83×
• Total profit: $898,193
• Equity at exit: $81,992

10-year hold

• IRR: —
• Equity multiple: 14.34×
• Total profit: $2,053,865
• Equity at exit: $47,545

Cash invested: $153,972 (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 28449

• Active inventory: 94
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $24,000 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$184 /mo · $2,208/yr
• Insurance: −$229
• HOA: −$164
• Vacancy / Maint / Mgmt: −$5,040
• Net cashflow: $15,499

Break-even live

Break-even rent $4,381

Max offer price $549,900

Occupancy floor 30%

Sensitivity live

Price	-10% $15,810	-5% $15,655	+0% $15,499	+5% $15,343	+10% $15,188
Rent	-10% $13,603	-5% $14,551	+0% $15,499	+5% $16,447	+10% $17,395
Rate	-1.0pp $15,776	-0.5pp $15,639	base $15,499	+0.5pp $15,357	+1.0pp $15,212

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: $137,475
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1622 Swordfish Ln #1 Carolina Beach, NC	4.0	3.5	2476	$24,000	$9.69	22d	1	0.59mi

HOA detail

• Monthly dues: $164 · $1,968/yr
• Likely covers: landscapingpool

Listing history 7 events

1. 2026-04-17
   status Pending 838-char remark

   Show marketing remark (838 chars)

   Desirable Keys at Kure Beach! Prime location--Don't miss this bright, open floor plan featuring soaring cathedral ceilings and an airy loft overlooking the main level. Hardwood floors throughout the main living area highlight a central fireplace that anchors the spacious living and dining rooms. The kitchen boasts beautiful granite countertops and stainless steel appliances. Enjoy seamless indoor-outdoor living with a screened porch and adjacent deck, perfect for grilling and entertaining. Upstairs offers two additional bedrooms and a full bath. Attached 1-car garage. HOA Community amenities include landscaping and mulching, two Pools, one with a cabana and fitness equipment, a Clubhouse, and two Tennis Courts! Gazebo and Beach parking pass that includes bathrooms, shower, and a foot bath, all within a short walk to the Beach!

2. 2026-04-17
   status Pending

   Show marketing remark (838 chars)

   Desirable Keys at Kure Beach! Prime location--Don't miss this bright, open floor plan featuring soaring cathedral ceilings and an airy loft overlooking the main level. Hardwood floors throughout the main living area highlight a central fireplace that anchors the spacious living and dining rooms. The kitchen boasts beautiful granite countertops and stainless steel appliances. Enjoy seamless indoor-outdoor living with a screened porch and adjacent deck, perfect for grilling and entertaining. Upstairs offers two additional bedrooms and a full bath. Attached 1-car garage. HOA Community amenities include landscaping and mulching, two Pools, one with a cabana and fitness equipment, a Clubhouse, and two Tennis Courts! Gazebo and Beach parking pass that includes bathrooms, shower, and a foot bath, all within a short walk to the Beach!

3. 2026-04-09
   listed $549,900 Active 838-char remark

   Show marketing remark (838 chars)

   Desirable Keys at Kure Beach! Prime location--Don't miss this bright, open floor plan featuring soaring cathedral ceilings and an airy loft overlooking the main level. Hardwood floors throughout the main living area highlight a central fireplace that anchors the spacious living and dining rooms. The kitchen boasts beautiful granite countertops and stainless steel appliances. Enjoy seamless indoor-outdoor living with a screened porch and adjacent deck, perfect for grilling and entertaining. Upstairs offers two additional bedrooms and a full bath. Attached 1-car garage. HOA Community amenities include landscaping and mulching, two Pools, one with a cabana and fitness equipment, a Clubhouse, and two Tennis Courts! Gazebo and Beach parking pass that includes bathrooms, shower, and a foot bath, all within a short walk to the Beach!

4. 2026-04-09
   listed $549,900 Active

   Show marketing remark (838 chars)

   Desirable Keys at Kure Beach! Prime location--Don't miss this bright, open floor plan featuring soaring cathedral ceilings and an airy loft overlooking the main level. Hardwood floors throughout the main living area highlight a central fireplace that anchors the spacious living and dining rooms. The kitchen boasts beautiful granite countertops and stainless steel appliances. Enjoy seamless indoor-outdoor living with a screened porch and adjacent deck, perfect for grilling and entertaining. Upstairs offers two additional bedrooms and a full bath. Attached 1-car garage. HOA Community amenities include landscaping and mulching, two Pools, one with a cabana and fitness equipment, a Clubhouse, and two Tennis Courts! Gazebo and Beach parking pass that includes bathrooms, shower, and a foot bath, all within a short walk to the Beach!

5. 2012-07-27
   soldstatus $199,500 517-char remark

   Show marketing remark (517 chars)

   Reduced..best priced unit in Kure Beach Village! Great time to buy at the Beach. This place has lots of perks including open floor plan, 3 nice size bedrooms with Master on the 1st floor, fireplace, screen porch and a garage. Just a short walk to the beach and community tennis and pool. Great opportunity to be close to the sand and ocean breeze. Save tens of thousands on this home compared to all recent and on market properties. Pick your own paint colors but your still getting tremendous savings.. dare compare!

6. 2012-03-21
   listed $209,970 517-char remark

   Show marketing remark (517 chars)

   Reduced..best priced unit in Kure Beach Village! Great time to buy at the Beach. This place has lots of perks including open floor plan, 3 nice size bedrooms with Master on the 1st floor, fireplace, screen porch and a garage. Just a short walk to the beach and community tennis and pool. Great opportunity to be close to the sand and ocean breeze. Save tens of thousands on this home compared to all recent and on market properties. Pick your own paint colors but your still getting tremendous savings.. dare compare!

7. 2003-07-01
   soldstatus $175,500

ⓘ 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: $2,208 · $184/mo
• Projected year-2 tax: $4,509 · $376/mo
• Expected delta: +$2,301/yr (+$192/mo · 104.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $288,000
• − Mortgage interest: −$30,803
• − Property taxes: −$2,208
• − Insurance: −$2,750
• − Repairs & maintenance: −$23,040
• − Management: −$23,040
• − HOA: −$1,968
• − Depreciation: −$15,997
• Taxable income: $188,194
• Est. tax owed @ 24.0%: −$45,167
• After-tax cash flow: $140,823/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: New Hanover County Schools
• NCES district ID: 3703330
• Math proficiency: 48% ▼ -3.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $49,406
• Composite: 43.13/100
• National rank: #3081
• State rank: #61 of 178 in NC

Livability — Kure Beach

• Score: 65/100
• State rank: #303
• US rank: #12563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kure Beach, NC
• Population (ZIP): 2,017

Population outlook (New Hanover County) Hauer SSP2

• Today (2025): 259,517 people
• By 2030: 279,586 · +7.7%
• By 2040: 318,223 · +22.6%
• By 2050: 354,831 · +36.7%
• By 2075: 437,158 · +68.5%
• By 2100: 486,769 · +87.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 6% Serbian 5% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · New Hanover

• 2024 margin: Toss-up / Even · D 49.8% · R 49.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: -1.4pp · 2024: 0.6pp
• All cycles: 2024: D+0.6 2020: D+2.1 2016: R+4.1 2012: R+4.7 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.31%
• Current HPI: 246.571
• Rent YoY: —
• Metro: —
• 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

+213.3% since first listed

7 events — show timeline

• 2026-04-17 Pending — Hive MLS
• 2026-04-17 Pending — TMLS
• 2026-04-09 Listed $549,900 Hive MLS
• 2026-04-09 Listed $549,900 TMLS
• 2012-07-27 Sold (MLS) $199,500 Hive MLS
• 2012-03-21 Listed $209,970 Hive MLS
• 2003-07-01 Sold (Public Records) $175,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $2,208 · -12.7% YoY. Source: county tax records.