213 Barclay Hills Dr · Wilmington, NC 28405

$160,000

3 bd · 1.5 ba · 1,325 sqft · SingleFamily public records · 1 Days on market

Built 1971 0.41 ac lot

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home to be sold as-is.

Key facts

• 0.41 acre lot
• Built 1971

Property features AI

Exterior

• Parking: Unpaved parking; Driveway; No garage
• Utilities: Cable available
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Built with block, brick, and frame materials; Shingle roof
• Exterior features: No patio or porch; No fencing; Paved road access

Interior

• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard electric heating; Wall/window air conditioning units
• Interior features: Crawl space basement; Has view

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.1% vs local median 2.6% in Wilmington — 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 (#142 in NC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living B+, housing B+; Watch: amenities C-, employment C-, crime 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: College Park Elementary (math 23% / reading 33%, grade F, #1,022 of 1,410 statewide, top 73%, 457 students, 99% FRL); M C S Noble Middle (math 57% / reading 62%, grade B, #48 of 475 statewide, top 11%, 652 students, 32% FRL); Emsley A Laney High (math 62% / reading 63%, grade B-, #179 of 535 statewide, top 34%, 2,220 students, 42% FRL) — zoned schools average 58% FRL vs 42% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 183 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 + 3.9% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $27k; list at $160k implies a 493% 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 $160,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.08% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $325,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Barclay Hills Dr	0.04mi	3/1.5	1,352 (+2%)	17mo	$285,000	$211	80
607 Sharease Cir	0.32mi	3/2.0	1,203 (-9%)	2mo	$312,000	$259	66
4516 Crawdad Ct	0.62mi	3/2.0	1,320 (-0%)	8mo	$265,000	$201	62
109 N 31st St	0.54mi	3/2.0	1,406 (+6%)	1mo	$175,000	$124	62
222 Evans Street A	0.41mi	3/1.0	1,183 (-11%)	2mo	$160,125	$135	59
628 Sharease Cir	0.36mi	3/2.0	1,202 (-9%)	10mo	$300,000	$250	57
26 Brogdon St Lot 31	0.58mi	3/2.5	1,414 (+7%)	1mo	$370,000	$262	57
620 Tabor Ln	0.51mi	3/2.0	1,200 (-9%)	2mo	$295,000	$246	57
3612 Prices Ln	0.25mi	3/2.0	1,474 (+11%)	16mo	$351,000	$238	54
510 Manly Ave	0.23mi	3/2.0	1,146 (-14%)	13mo	$199,900	$174	54
4217 Sunglow Dr	0.49mi	3/2.0	1,186 (-10%)	6mo	$297,500	$251	53
4247 Sunglow Dr	0.51mi	3/2.0	1,160 (-12%)	16mo	$325,000	$280	41

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 · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-871
• Equity at exit: $23,857

10-year hold

• IRR: 10.0%
• Equity multiple: 1.80×
• Total profit: $35,933
• Equity at exit: $13,834

Cash invested: $44,800 (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 28405

• Rents YoY: 3.9%
• Active inventory: 183
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$839
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $369

Break-even live

Break-even rent $1,255

Max offer price $160,000

Occupancy floor 74%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Henry St Wilmington, NC	3.0	2.0	1232	$1,795	$1.46	13d	1	0.35mi
700 Indica Ct #302 Wilmington, NC	3.0	2.0	1300	$1,400	$1.08	21d	1	0.47mi
105 Montgomery Ave Wilmington, NC	3.0	1.0	1000	$1,750	$1.75	21d	1	0.50mi
4615 McClelland Dr Wilmington, NC	2.0	2.0	1029	$1,350	$1.31	21d	1	0.65mi
4633 Crawdad Ct Wilmington, NC	2.0	2.0	1383	$1,795	$1.30	13d	1	0.70mi
331 S Turners Run Wilmington, NC	1.0–3.0	1.0–2.0	905	$1,279	$1.41	21d	1	0.71mi
511 Cobblestone Dr Wilmington, NC	1.0–3.0	1.0–3.0	875	$1,650	$1.89	13d	14	0.73mi
245 S Kerr Ave Wilmington, NC	2.0	1.0–2.0	825	$1,399	$1.69	21d	1	0.78mi
361 Darlington Ave Wilmington, NC	1.0–3.0	1.0–3.0	1039	$1,772	$1.71	13d	21	0.82mi
4711 Azalea Landing Dr Wilmington, NC	3.0	1.0–2.0	1188	$2,744	$2.31	13d	28	0.96mi
4801 Kubeck Ct Unit 4849 Wilmington, NC	2.0	2.0	900	$1,150	$1.28	21d	1	1.03mi
2603 McClammy St Unit 1 Wilmington, NC	3.0	1.0	1082	$1,900	$1.76	21d	1	1.04mi
376 S Kerr Ave #301 Wilmington, NC	3.0	3.0	962	$1,395	$1.45	21d	1	1.07mi
5034 Hunt Club Rd Wilmington, NC	1.0–2.0	1.0–1.5	845	$1,175	$1.39	21d	1	1.07mi
370 S Kerr Ave #101 Wilmington, NC	3.0	3.0	962	$1,395	$1.45	21d	1	1.08mi
5002 Hunters Trl Unit 5002-10 Wilmington, NC	2.0	2.0	1297	$1,600	$1.23	21d	1	1.11mi
137 Dapple Ct Wilmington, NC	1.0–2.0	1.5–2.0	775	$1,575	$2.03	13d	14	1.11mi
414 Mill Creek Ct Wilmington, NC	1.0–3.0	1.0–3.0	1075	$2,319	$2.16	13d	44	1.13mi
412 S Kerr Ave Wilmington, NC	2.0	1.0	950	$1,675	$1.76	13d	1	1.17mi
5208 Ringo Dr Wilmington, NC	1.0–2.0	1.0–2.0	700	$1,475	$2.11	21d	15	1.19mi
909 Litchfield Way Unit 909-H Wilmington, NC	3.0	2.0	1364	$1,800	$1.32	21d	1	1.25mi
4901 Randall Pkwy Wilmington, NC	1.0–2.0	1.0	737	$1,375	$1.86	21d	1	1.25mi
522 S Kerr Ave Wilmington, NC	2.0	2.0	892	$1,198	$1.34	21d	2	1.25mi
901 Litchfield Way Unit 901-K Wilmington, NC	2.0	2.0	1234	$1,500	$1.22	21d	1	1.26mi
719 Melba Ct Unit 719-I Wilmington, NC	3.0	2.0	1300	$1,800	$1.38	21d	1	1.28mi
703 Grathwol Dr Wilmington, NC	1.0–2.0	1.0–2.0	726	$1,433	$1.97	13d	15	1.29mi
803 Bryce Ct Unit 803-K Wilmington, NC	3.0	2.0	1364	$1,700	$1.25	21d	1	1.38mi
4524 Kimberly Way Wilmington, NC	2.0	2.0	935	$1,450	$1.55	21d	1	1.40mi
610 S Kerr Ave Wilmington, NC	2.0	2.0	1042	$1,650	$1.58	21d	1	1.41mi
614 S Kerr Ave Unit 308 Wilmington, NC	2.0	2.0	1042	$1,750	$1.68	21d	1	1.42mi
615 S Kerr Ave Wilmington, NC	3.0	3.0	1000	$782	$0.78	21d	8	1.43mi
505 Alpine Dr Wilmington, NC	1.0–3.0	1.0–2.0	1009	$1,810	$1.79	13d	9	1.49mi

Listing history 3 events

1. 2026-05-24
   status Pending
2. 2026-05-23
   listed $160,000 Active
3. 1977-03-01
   soldstatus $27,000

ⓘ 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: $1,031 · $86/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$281/yr (+$23/mo · 27.2%)

ⓘ 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 9/10 Extreme 7 d/yr ≥105°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: $20,674
• − Mortgage interest: −$8,962
• − Property taxes: −$1,031
• − Insurance: −$800
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$4,655
• Taxable income: $1,918
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $3,972/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 — Wilmington

• Score: 70/100
• State rank: #142
• US rank: #8131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmington, NC
• County: New Hanover County · 232,153 people
• City population: 215,355
• Metro: Wilmington, NC
• Population (ZIP): 35,467
• Household income: $70,274
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2089.0

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 (69%)
• Race & ethnicity: White 69% Black 17% Hispanic / Latino 9% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 2%

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: ▼ -446.45%
• Current HPI: 232.4987
• Rent YoY: ▲ 3.90%
• Metro: Wilmington, 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

Price history

+492.6% since first listed

3 events — show timeline

• 2026-05-24 Pending — Hive MLS
• 2026-05-23 Listed $160,000 Hive MLS
• 1977-03-01 Sold (Public Records) $27,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $1,031 · -26.3% YoY. Source: county tax records.