Is 107 Maymont St NW in Supply, NC a good investment?

CashFlowRE grades it D with a 6.2% cap rate and $-25/mo modeled cash flow at a $263,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 107 Maymont St NW?

The modeled cap rate is 6.2% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,334/month, from CashFlowRE's rent model.

D Composite 43.6

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).

Cash flow +12.8/30.0
ARV discount +8.9/15.0
Condition / age +4.8/5.0
Schools +4.5/10.0
1% rule +3.8/10.0
DSCR +3.8/10.0
Rent growth +2.5/5.0
Livability +2.5/5.0
Appreciation +0.0/10.0

$263,990

107 Maymont St NW · Supply, NC 28462

4 bd · 2.0 ba · 1,721 sqft · SingleFamily · 172 Days on market

Built 2025 Excellent condition 8,059 sqft lot 2-car garage $153/sqft · at area comps Est $273k · at est. $45/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Exquisite Modern Living - This impeccably designed Escape floor plan seamlessly blends contemporary elegance with everyday functionality, offering a spacious and refined retreat perfect for modern living. Upon entry, a welcoming foyer sets the tone for sophistication, leading to four generous secondary bedrooms ideal for family, guests, or a private home office. Each bedroom boasts ample closet space, abundant natural light, and a thoughtfully designed layout to ensure both comfort and privacy. At the heart of the home, the open-concept living area exudes style and warmth.

Key facts

Spacious island
Mudroom
8,059 sq ft lot

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $264k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-25 ($-302/yr) — negative.
To cash-flow at today's rent, offer at most $260k (1.4% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (11.6% below list).
Recommended offer: $232k (12.0% below list) — sets the bar for market timing.
Cap rate 6.2% vs local median 4.9% in Supply — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

Location reads: area grade D — 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: Supply Elementary (math 46% / reading 39%, grade F, #625 of 1,410 statewide, top 45%, 539 students, 99% FRL); Cedar Grove Middle (math 30% / reading 36%, grade F, #305 of 475 statewide, top 65%, 434 students, 99% FRL); South Brunswick High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 1,172 students, 100% FRL) — zoned schools average 99% 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).
At $2,334/mo this rent would consume 46% of the median local household income ($60k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 172 days — a 12% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
2 sale attempts; this cycle's ask has dropped $32k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $232,311 (12.0% below list)

Questions for the listing agent

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?
It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.88% ✗
Cap rate: 6.18%
Cash-on-cash: -0.41%
DSCR: 0.98
GRM: 9.4

CMA / ARV

ARV (median comp): $272,560
List price: $263,990
Delta: -3.14%
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
90 Maymont St NW	0.05mi	4/2.0	1,721 (0%)	4mo	$275,000	$160	94
87 Maymont St NW	0.06mi	3/2.0 (-1)	1,721 (0%)	1mo	$287,990	$167	91
103 Ginters Park Rd NW	0.11mi	3/2.0 (-1)	1,740 (+1%)	0mo	$277,500	$159	88
218 Keira Ln NW	0.03mi	3/2.5 (-1)	1,889 (+10%)	0mo	$275,000	$146	75
91 Maymont St NW	0.04mi	3/2.5 (-1)	1,889 (+10%)	1mo	$270,120	$143	74
214 Keira Ln NW	0.04mi	3/2.0 (-1)	1,504 (-13%)	0mo	$260,000	$173	72
206 Keira Ln NW	0.06mi	3/2.0 (-1)	1,504 (-13%)	0mo	$245,000	$163	71
203 Keira Ln NW	0.07mi	3/2.0 (-1)	1,504 (-13%)	0mo	$245,000	$163	70
214 Keira Ln NW	0.04mi	3/2.0 (-1)	1,504 (-13%)	4mo	$260,000	$173	69
26 Staples Mill Dr NW	0.17mi	3/2.5 (-1)	1,889 (+10%)	6mo	$275,000	$146	64
1222 Skystone Loop NE Lot 69	0.38mi	3/2.5 (-1)	1,518 (-12%)	4mo	$270,990	$179	52
1253 Skystone Loop NE Lot 14	0.46mi	3/2.5 (-1)	1,518 (-12%)	1mo	$264,999	$175	51

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: -16.9%
Equity multiple: 0.40×
Total profit: $-44,318
Equity at exit: $39,362

10-year hold

IRR: -8.8%
Equity multiple: 0.45×
Total profit: $-40,400
Equity at exit: $22,825

Cash invested: $73,917 (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: 19 active · 23 under contract
Months of supply: 5.7 mo (18%/mo absorbed)
Median asking: $272,990 ($180/sqft)
Median days on market: 165 d
This list price: 11% of active listings are priced below it
ARV vs active asking: -11.9% vs current asking $/sqft

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

ZIP-level market 28462

Active inventory: 738
Price-to-rent: 9.4×

Monthly cashflow live

Estimated rent: $2,334 medium interval (Pro) →
Mortgage (P&I): −$1,384
Tax est. 1.5%: −$330 /mo · $3,960/yr
Insurance: −$110
HOA: −$45
Lot rent: −$0
Vacancy / Maint / Mgmt: −$490
Net cashflow: $-25

Break-even live

Break-even rent $2,366

Max offer price $260,348

Occupancy floor 96%

Sensitivity live

Price	-10% $157	-5% $66	+0% $-25	+5% $-116	+10% $-208
Rent	-10% $-210	-5% $-117	+0% $-25	+5% $67	+10% $159
Rate	-1.0pp $108	-0.5pp $42	base $-25	+0.5pp $-94	+1.0pp $-163

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: $65,998
Closing costs: $7,920
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Little Doe Pl SW Supply, NC	3.0–5.0	2.0–3.0	2064	$2,312	$1.12	2d	8	0.75mi

Property features AI

Finance

Other: Lot is approximately 0.18 acres (approx. dimensions 247 x 137)Paved road accessFrontage: see remarksSubdivision: Richmond HillsDirections available
HOA & community: Homeowners association with an annual fee of $540 (about $45/month)Community street lights

Exterior

Parking: Attached 2-car garage with garage door openerTotal 2 parking spaces
Utilities: Public waterSewer availableWater available
Home design: Single family residenceOne story (entry level 1)New constructionFrame construction with vinyl sidingSlab foundationZoning: Co-R-6000
Construction: Built with frame construction and vinyl sidingSlab foundationShingle roof
Exterior features: Covered patioPatioNo fencingShingle roofHas view

Interior

Kitchen: Electric ovenRefrigeratorDishwasherKitchen islandPantry
Bedrooms: Total rooms: 7
Bathrooms: 2 full bathroomsAccessible full bath
Heating & cooling: Heat pump heatingElectric heatingCentral air conditioning
Interior features: Walk-in closetsHigh ceilingsKitchen islandCeiling fansPantryWindow coverings
Laundry & utility: WasherDryer

Listing history 50 events

2026-11-08

days on market $263,990 Active 172 DOM
2026-11-07

days on market $263,990 Active 171 DOM
2026-11-06

days on market $263,990 Active 170 DOM
2026-11-05

days on market $263,990 Active 169 DOM
2026-11-04

pricestatusdays on market $263,990 Active 168 DOM
2026-11-02

days on market $275,000 Active Under Contract 166 DOM
2026-11-01

days on market $275,000 Active Under Contract 165 DOM
2026-10-31

days on market $275,000 Active Under Contract 164 DOM
2026-10-30

days on market $275,000 Active Under Contract 163 DOM
2026-10-29

days on market $275,000 Active Under Contract 162 DOM
2026-10-28

days on market $275,000 Active Under Contract 161 DOM
2026-10-27

days on market $275,000 Active Under Contract 160 DOM
2026-10-26

days on market $275,000 Active Under Contract 159 DOM
2026-10-26

days on market $275,000 Active Under Contract 158 DOM
2026-10-24

days on market $275,000 Active Under Contract 157 DOM
2026-10-23

days on market $275,000 Active Under Contract 156 DOM
2026-10-22

days on market $275,000 Active Under Contract 155 DOM
2026-10-21

days on market $275,000 Active Under Contract 154 DOM
2026-10-20

days on market $275,000 Active Under Contract 153 DOM
2026-10-19

days on market $275,000 Active Under Contract 152 DOM
2026-10-18

days on market $275,000 Active Under Contract 151 DOM
2026-10-17

days on market $275,000 Active Under Contract 150 DOM
2026-10-16

days on market $275,000 Active Under Contract 149 DOM
2026-10-15

days on market $275,000 Active Under Contract 148 DOM
2026-10-14

days on market $275,000 Active Under Contract 147 DOM
2026-10-13

days on market $275,000 Active Under Contract 146 DOM
2026-10-12

days on market $275,000 Active Under Contract 145 DOM
2026-10-11

days on market $275,000 Active Under Contract 144 DOM
2026-10-10

days on market $275,000 Active Under Contract 143 DOM
2026-10-09

days on market $275,000 Active Under Contract 142 DOM
2026-10-08

days on market $275,000 Active Under Contract 141 DOM
2026-10-07

days on market $275,000 Active Under Contract 140 DOM
2026-10-06

days on market $275,000 Active Under Contract 139 DOM
2026-10-05

days on market $275,000 Active Under Contract 138 DOM
2026-10-04

days on market $275,000 Active Under Contract 137 DOM
2026-10-03

days on market $275,000 Active Under Contract 136 DOM
2026-10-02

statusdays on market $275,000 Active Under Contract 135 DOM
2026-10-01

days on market $275,000 Active 134 DOM
2026-09-30

days on market $275,000 Active 133 DOM
2026-09-29

price $275,000 Active 132 DOM
2026-09-29

days on market $280,000 Active 132 DOM
2026-09-28

days on market $280,000 Active 131 DOM
2026-09-27

days on market $280,000 Active 130 DOM
2026-09-26

days on market $280,000 Active 128 DOM
2026-09-24

days on market $280,000 Active 127 DOM
2026-09-23

days on market $280,000 Active 126 DOM
2026-09-22

days on market $280,000 Active 125 DOM
2026-09-21

days on market $280,000 Active 124 DOM
2026-09-20

days on market $280,000 Active 123 DOM
2026-09-19

days on market $280,000 Active 122 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $28,013
− Mortgage interest: −$14,788
− Property taxes: −$3,960
− Insurance: −$1,320
− Repairs & maintenance: −$2,241
− Management: −$2,241
− HOA: −$540
− Depreciation: −$7,680
Taxable loss: −$4,756

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,141
After-tax cash flow: $839/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 · 13 photos

Excellent 95/100 None rehab

This new construction home is in excellent condition with a modern design and well-maintained landscaping. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can increase both resale and rental value. ↑
Both Painting interior walls — Fresh paint can make the home feel more inviting and can increase both resale and rental value. ↑
Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can increase both resale and rental value. ↑

F Composite school gradezoned avg 45/100

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 South Brunswick High C+ NC #216/535 Nat'l #3,588/17,239

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

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 (87%)
Race & ethnicity: White 87% Black 7% Two or more races 5% Hispanic / Latino 2%
Languages at home: 99% English-only · Spanish 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: ▼ -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

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
Financial Services	2	$213B
#17 Bank of America Charlotte $192.4B #166 Truist Financial Charlotte $20.5B
Retail	2	$95B
#52 Lowe's Mooresville $83.7B #337 Advance Auto Parts Raleigh $11.2B
Industrial Conglomerate	1	$38B
#114 Honeywell International Charlotte $37.9B
Metals / Steel	1	$35B
#121 Nucor Charlotte $35.4B
Utilities	1	$30B
#133 Duke Energy Charlotte $29.9B
Industrial Machinery	1	$19B
#182 Trane Technologies Davidson $18.9B

Price history

+2.2% since first listed

3 events — show timeline

2026-05-20 Price Changed $301,615 Hive MLS
2026-05-20 Listed $296,365 Hive MLS
2025-08-18 Listed $295,060 Hive MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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