Jasmine Plan · Hampstead, NC 28443

$281,600

3 bd · 2.5 ba · 1,440 sqft · Townhouse · 149 Days on market

Good condition Garage $225/mo HOA · 11% 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 +7.5/15.0
• Schools +6.5/10.0
• Cash flow +5.7/30.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +2.2/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to the Jasmine - a beautifully crafted two-story townhome that delivers the space, style, and convenience of homeownership at an incredibly accessible price point. Three spacious bedrooms and two and a half baths give you all the room you need to live comfortably, while the smart two-story layout creates a natural separation between your main living spaces and your private retreats upstairs. The half bath on the main level is a thoughtful touch that makes everyday life and having guests over feel effortless.

Key facts

• $225 HOA
• Garage
• Listed 149 days

🏗️ New construction. The $281,600 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $285,479.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $282k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-584 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (27.4% below list).
• Recommended offer: $201k (28.6% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 2.9% in Hampstead — 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 71/100 on livability (#109 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: health & safety D, amenities F, commute F.
• Pender County Schools (rural): math 49% / reading 50% proficiency, ranked #66 of 178 in NC (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Topsail Elementary (math 61% / reading 58%, grade B-, #205 of 1,410 statewide, top 16%, 557 students, 34% FRL); Topsail Middle (math 64% / reading 65%, grade A-, #30 of 475 statewide, top 7%, 807 students, 20% FRL); Topsail High (math 67% / reading 72%, grade B, #121 of 535 statewide, top 24%, 1,777 students, 22% FRL) — zoned schools average 25% FRL vs 47% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 50% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Pender County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.6%/yr); 635 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 943 units permitted in Pender County in 2024 (0 in 5+ unit buildings).

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.
• Pender County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($248k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $201,024 (28.6% 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 149 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.72% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.76%
• DSCR: 0.61
• GRM: 11.6

CMA / ARV

• ARV (median comp): $285,479
• List price: $281,600
• Delta: -1.36%
• 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
61 W Pioneer Way #108	0.25mi	3/2.5	1,439 (-0%)	1mo	$279,860	$194	88
58 W Farley Dr #91	0.22mi	3/2.5	1,431 (-1%)	2mo	$270,220	$189	87
57 W Pioneer Way #109	0.25mi	3/2.5	1,439 (-0%)	1mo	$282,930	$197	87
65 W Pioneer Way #107	0.25mi	3/2.5	1,431 (-1%)	0mo	$286,680	$200	87
36 W Pioneer Way #127	0.27mi	3/2.5	1,439 (-0%)	2mo	$259,900	$181	85
43 W Pioneer Way #112	0.26mi	3/2.5	1,431 (-1%)	3mo	$259,900	$182	85
44 W Pioneer Way #125	0.27mi	3/2.5	1,431 (-1%)	2mo	$259,900	$182	85
35 W Pioneer Way #114	0.26mi	3/2.5	1,431 (-1%)	3mo	$269,910	$189	85
69 W Pioneer Way #106	0.25mi	3/2.5	1,588 (+10%)	2mo	$325,378	$205	70
54 W Farley Dr #92	0.22mi	3/2.5	1,592 (+11%)	3mo	$319,300	$201	70
48 W Pioneer Way #124	0.27mi	3/2.5	1,592 (+11%)	1mo	$311,050	$195	69
53 W Pioneer Way #110	0.25mi	3/2.5	1,592 (+11%)	2mo	$298,348	$187	69

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -29.7%
• Equity multiple: -0.00×
• Total profit: $-79,986
• Equity at exit: $42,566

10-year hold

• IRR: -24.1%
• Equity multiple: -0.29×
• Total profit: $-102,939
• Equity at exit: $24,683

Cash invested: $79,934 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 24 under contract
• Months of supply: 3.4 mo (29%/mo absorbed)
• Median asking: $286,680 ($194/sqft)
• Median days on market: 38 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +1.9% vs current asking $/sqft

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

ZIP-level market 28443

• Rents YoY: 4.6%
• Active inventory: 635
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$1,497
• Tax est. 1.5%: −$357 /mo · $4,282/yr
• Insurance: −$119
• HOA: −$225
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-584

Break-even live

Break-even rent $2,782

Max offer price $201,024

Occupancy floor —

Sensitivity live

Price	-10% $-386	-5% $-485	+0% $-584	+5% $-682	+10% $-781
Rent	-10% $-745	-5% $-664	+0% $-584	+5% $-503	+10% $-422
Rate	-1.0pp $-440	-0.5pp $-511	base $-584	+0.5pp $-658	+1.0pp $-733

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: $71,370
• Closing costs: $8,564
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 W Pioneer Way Hampstead, NC	3.0	2.5	1592	$2,250	$1.41	6d	1	0.29mi
75 Siskin Cir Hampstead, NC	1.0–3.0	1.0–2.0	986	$1,985	$2.01	0d	19	0.61mi
15841 U.S. 17 Unit 158411-L Hampstead, NC	2.0	1.0	917	$1,250	$1.36	6d	1	0.85mi
15841 U.S. 17 Unit 15841-1J Hampstead, NC	2.0	1.0	917	$1,195	$1.30	116d	1	0.86mi
49 Lania Shore WAY Hampstead, NC	1.0–3.0	1.0–2.0	1095	$2,424	$2.21	0d	12	1.20mi
937 Saint Johns Church Rd Hampstead, NC	2.0	1.0	928	$1,500	$1.62	6d	1	1.31mi

Property features AI

Finance

• HOA & community: Association fee of $225

Exterior

• Parking: One garage space (one parking space total)
• Home design: Plan home (new construction inventory type)
• Exterior features: Property listed as the Jasmine planAddress: Hampstead, NC

Interior

• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms and one half bathroom
• Interior features: Open living area of approximately 1,431 square feet

Listing history 50 events

1. 2026-09-24
   days on market $281,600 Active 149 DOM
2. 2026-09-22
   days on market $281,600 Active 148 DOM
3. 2026-09-21
   days on market $281,600 Active 147 DOM
4. 2026-09-20
   days on market $281,600 Active 146 DOM
5. 2026-09-18
   days on market $281,600 Active 144 DOM
6. 2026-09-17
   days on market $281,600 Active 143 DOM
7. 2026-09-16
   days on market $281,600 Active 142 DOM
8. 2026-09-15
   days on market $281,600 Active 141 DOM
9. 2026-09-14
   days on market $281,600 Active 140 DOM
10. 2026-09-13
    days on market $281,600 Active 139 DOM
11. 2026-09-12
    days on market $281,600 Active 138 DOM
12. 2026-09-11
    days on market $281,600 Active 137 DOM
13. 2026-09-05
    days on market $281,600 Active 131 DOM
14. 2026-09-04
    days on market $281,600 Active 130 DOM
15. 2026-09-03
    days on market $281,600 Active 129 DOM
16. 2026-08-31
    days on market $281,600 Active 126 DOM
17. 2026-08-30
    days on market $281,600 Active 125 DOM
18. 2026-08-29
    days on market $281,600 Active 124 DOM
19. 2026-08-28
    days on market $281,600 Active 123 DOM
20. 2026-08-27
    days on market $281,600 Active 122 DOM
21. 2026-08-26
    days on market $281,600 Active 121 DOM
22. 2026-08-25
    days on market $281,600 Active 120 DOM
23. 2026-08-24
    days on market $281,600 Active 119 DOM
24. 2026-08-23
    days on market $281,600 Active 118 DOM
25. 2026-08-22
    days on market $281,600 Active 117 DOM
26. 2026-08-21
    days on market $281,600 Active 116 DOM
27. 2026-08-20
    days on market $281,600 Active 115 DOM
28. 2026-08-19
    days on market $281,600 Active 114 DOM
29. 2026-08-18
    days on market $281,600 Active 113 DOM
30. 2026-08-17
    days on market $281,600 Active 112 DOM
31. 2026-08-16
    days on market $281,600 Active 111 DOM
32. 2026-08-15
    days on market $281,600 Active 110 DOM
33. 2026-08-15
    days on market $281,600 Active 109 DOM
34. 2026-08-13
    days on market $281,600 Active 108 DOM
35. 2026-08-11
    days on market $281,600 Active 106 DOM
36. 2026-08-10
    days on market $281,600 Active 105 DOM
37. 2026-08-09
    days on market $281,600 Active 104 DOM
38. 2026-08-08
    days on market $281,600 Active 103 DOM
39. 2026-08-07
    days on market $281,600 Active 102 DOM
40. 2026-08-06
    days on market $281,600 Active 101 DOM
41. 2026-08-05
    days on market $281,600 Active 100 DOM
42. 2026-08-04
    days on market $281,600 Active 99 DOM
43. 2026-08-03
    days on market $281,600 Active 98 DOM
44. 2026-07-31
    days on market $281,600 Active 95 DOM
45. 2026-07-30
    days on market $281,600 Active 94 DOM
46. 2026-07-29
    days on market $281,600 Active 93 DOM
47. 2026-07-27
    days on market $281,600 Active 91 DOM
48. 2026-07-25
    days on market $281,600 Active 89 DOM
49. 2026-07-23
    days on market $281,600 Active 87 DOM
50. 2026-07-22
    days on market $281,600 Active 86 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $24,520
• − Mortgage interest: −$15,991
• − Property taxes: −$4,282
• − Insurance: −$1,427
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − HOA: −$2,700
• − Depreciation: −$8,305
• Taxable loss: −$12,109
• Est. tax savings @ 24.0%: +$2,906
• After-tax cash flow: $-4,098/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 80/100 None rehab

This Jasmine townhome is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs or maintenance needed. The property has a good resale and rental value, and updates such as painting the exterior and adding smart home features can further increase its value.

Value-add opportunities

• Both Painting the exterior in a more vibrant color — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Upgrading the flooring in the kitchen and bathrooms — Improves aesthetics and can increase both resale and rental value. ↑
• Both Adding smart home features — Enhances convenience and can increase both resale and rental value. ↑

C Composite school gradezoned avg 64/100

Zoned Schools

Elementary South Topsail Elementary B- NC #205/1,410 Nat'l #7,252/41,679 Middle Topsail Middle A- NC #30/475 Nat'l #1,272/14,009 High Topsail High B NC #121/535 Nat'l #2,167/17,239

Schools (NCES district)

• District: Pender County Schools
• NCES district ID: 3703570
• Math proficiency: 49% ▲ 3.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $45,792
• Composite: 41.97/100
• National rank: #3342
• State rank: #66 of 178 in NC

B Composite livability gradescore 71/100

Livability — Hampstead

• Score: 71/100
• State rank: #109
• US rank: #6880

Category grades

Amenities F Commute F Cost of living B- 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: Hampstead, NC
• County: Pender County · 69,295 people
• City population: 28,416
• Metro: Wilmington, NC
• Population (ZIP): 28,416
• Household income: $90,477
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 10% of renters

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Population outlook (Pender County) Hauer SSP2

• Today (2025): 69,295 people
• By 2030: 74,990 · +8.2%
• By 2040: 85,954 · +24.0%
• By 2050: 95,925 · +38.4%
• By 2075: 117,525 · +69.6%
• By 2100: 129,074 · +86.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Black 5% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Romanian 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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Political lean MEDSL · Pender

• 2024 margin: Solid R (+35.0) · D 32.1% · R 67.0%
• 2008→2024 swing: -19.4pp toward R · 2008: -15.6pp · 2024: -35.0pp
• All cycles: 2024: R+35.0 2020: R+29.9 2016: R+30.4 2012: R+20.4 2008: R+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.51%
• Current HPI: 188.426
• Rent YoY: ▲ 4.57%
• Metro: Wilmington, 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

• HOA & community: Association fee of $225

Exterior

• Parking: One garage space (one parking space total)
• Home design: Plan home (new construction inventory type)
• Exterior features: Property listed as the Jasmine planAddress: Hampstead, NC

Interior

• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms and one half bathroom
• Interior features: Open living area of approximately 1,431 square feet