1158 King Eider Way Lot 126 · Leland, NC
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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 +10.4/15.0
- Cash flow +5.8/30.0
- Appreciation +5.6/10.0
- Schools +4.5/10.0
- Condition / age +4.0/5.0
- Livability +3.4/5.0
- Rent growth +2.5/5.0
- 1% rule +1.5/10.0
- DSCR +0.2/10.0
$335,000
1158 King Eider Way Lot 126 · Leland, NC 28479
3 bd · 2.0 ba · 1,639 sqft · SingleFamily
· 146 Days on market
Built 2023
6,098 sqft lot
2-car garage
$204/sqft
· 6% below area
Est $358k · 6% under
$87/mo HOA · 4% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Our popular ARIA - great one level open plan with a show stopper kitchen! Perfect for family living and entertaining! Owner's suite with luxury bathroom featuring a walk-in shower. Great walk-in Closet, Kitchen has oversized island for entertaining, Stainless Steel Appliances, walk-in pantry and much more! Ask us about our INCLUDED - SMART HOME PACKAGE which controls front door lock, porch light, thermostat and video doorbell from smart phone app, included touchscreen, or by voice command from included Alexa Dot! 2 car garage! . Minutes to Downtown! Easy access to new shopping located in growing retail area. 2 Community Pools, clubhouse, playground, walking trails throughout.
Key facts
- Clubhouse
- Split-bedroom design
- Two pools
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $335k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-672 ($-8k/yr) — negative.
- To cash-flow at today's rent, offer at most $238k (29.0% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (34.6% below list).
- Recommended offer: $219k (34.6% below list) — sets the bar for 1% rule.
Location & tenants
- Location reads 68/100 on livability (#177 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: health & safety D, amenities F, commute 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: Town Creek Elementary (math 50% / reading 53%, grade C-, #392 of 1,410 statewide, top 28%, 654 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: 288 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
- This rent runs 34% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Forward outlook
- In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.2% local appreciation)).
- Brunswick County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
- By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 146 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts since 3y 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.
Recommended offer
$219,028
(34.6% 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 146 days. Have you received any prior offers? Is the seller open to a 35% 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
- 0.65% ✗
- Cap rate
- 3.89%
- Cash-on-cash
- -8.59%
- DSCR
- 0.62
- GRM
- 12.7
CMA / ARV
- ARV (median comp)
- $358,250
- List price
- $335,000
- Delta
- -6.49%
- 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 |
|---|---|---|---|---|---|---|---|
| 1131 King Eider Way Lot 106 | 0.02mi | 3/2.0 | 1,475 (-10%) | 1mo | $335,000 | $227 | 82 |
| 1168 Lillibridge Dr | 0.20mi | 3/2.0 | 1,729 (+6%) | 5mo | $442,500 | $256 | 77 |
| 3514 Wigeon Way | 0.04mi | 4/2.0 (+1) | 1,791 (+9%) | 5mo | $360,000 | $201 | 73 |
| 3635 Wigeon Way Lot 211 | 0.26mi | 3/2.0 | 1,475 (-10%) | 0mo | $361,400 | $245 | 71 |
| 4181 Yellow Flag Iris St | 0.44mi | 2/2.0 (-1) | 1,581 (-4%) | 0mo | $397,000 | $251 | 68 |
| 4157 Yellow Flag Iris St | 0.45mi | 2/2.0 (-1) | 1,492 (-9%) | 0mo | $405,000 | $271 | 59 |
| 4177 Yellow Flag Iris St | 0.46mi | 2/2.0 (-1) | 1,492 (-9%) | 0mo | $393,990 | $264 | 58 |
| 483 St Kitts Way | 0.61mi | 3/2.0 | 1,756 (+7%) | 2mo | $345,000 | $196 | 58 |
| 4165 Yellow Flag Iris St | 0.47mi | 3/2.0 | 1,403 (-14%) | 3mo | $402,000 | $287 | 52 |
| 5015 Meadow Buttercup Ct | 0.49mi | 2/2.0 (-1) | 1,403 (-14%) | 4mo | $399,990 | $285 | 45 |
| 9634 Large Oak Ct | 0.62mi | 3/2.0 | 1,416 (-14%) | 6mo | $335,000 | $237 | 44 |
| 1319 Star Grass Way | 0.70mi | 2/2.0 (-1) | 1,404 (-14%) | 5mo | $445,000 | $317 | 34 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
1.23% appreciation · 3.0% rent growth · sell at horizon
5-year hold
- IRR
- -6.8%
- Equity multiple
- 0.65×
- Total profit
- $-32,597
- Equity at exit
- $118,447
10-year hold
- IRR
- -1.3%
- Equity multiple
- 0.84×
- Total profit
- $-15,446
- Equity at exit
- $160,613
Cash invested: $93,800 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 32 active · 45 under contract
- Months of supply
- 5.6 mo (18%/mo absorbed)
- Median asking
- $414,818 ($259/sqft)
- Median days on market
- 72 d
- This list price
- 16% of active listings are priced below it
- ARV vs active asking
- -15.5% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 28479
- Home prices YoY
- 0.8%
- Active inventory
- 288
- Price-to-rent
- 12.7×
Monthly cashflow live
↻
- Estimated rent
- $2,190 high interval (Pro) →
- Mortgage (P&I)
- −$1,757
- Tax est. 1.5%
- −$419 /mo · $5,025/yr
- Insurance
- −$140
- HOA
- −$87
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$460
- Net cashflow
- $-672
Break-even live
Break-even rent
$3,041
Max offer price
$237,791
Occupancy floor
—
Sensitivity live
| Price | -10% $-440 | -5% $-556 | +0% $-672 | +5% $-788 | +10% $-903 |
|---|---|---|---|---|---|
| Rent | -10% $-845 | -5% $-758 | +0% $-672 | +5% $-585 | +10% $-499 |
| Rate | -1.0pp $-503 | -0.5pp $-587 | base $-672 | +0.5pp $-759 | +1.0pp $-847 |
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
- $83,750
- Closing costs
- $10,050
- 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 17 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1167 King Eider Way Winnabow, NC | 3.0 | 2.0 | 1475 | $1,995 | $1.35 | 51d | 1 | 0.10mi |
| 2330 Gadwall Ln Unit Na Winnabow, NC | 3.0 | 2.0 | 1183 | $1,995 | $1.69 | 7d | 1 | 0.12mi |
| 4756 Scaup Way Winnabow, NC | 3.0 | 2.0 | 1618 | $3,500 | $2.16 | 154d | 1 | 0.27mi |
| 4784 Scaup Way Leland, NC | 4.0 | 2.0 | 1774 | $2,350 | $1.32 | 7d | 1 | 0.32mi |
| 4784 Scaup Way Leland, NC | 4.0 | 2.0 | 1774 | $2,395 | $1.35 | 40d | 1 | 0.32mi |
| 8381 Paramount Pt Unit P8381 Winnabow, NC | 3.0 | 3.0 | 1652 | $1,800 | $1.09 | 51d | 1 | 0.45mi |
| 2822 Southern Magnolia Dr Leland, NC | 3.0 | 2.0 | 1504 | $1,995 | $1.33 | 17d | 1 | 0.46mi |
| 828 Beachwalk Dr Winnabow, NC | 3.0 | 2.0 | 1600 | $2,000 | $1.25 | 2d | 1 | 1.29mi |
| 136 N Palm Dr Winnabow, NC | 3.0 | 2.0 | 1235 | $1,850 | $1.50 | 164d | 1 | 1.39mi |
| 136 N Palm Dr Winnabow, NC | 3.0 | 2.0 | 1235 | $1,850 | $1.50 | 154d | 1 | 1.39mi |
| 1001 Hunterstone Dr Leland, NC | 1.0–3.0 | 1.0–2.0 | 850 | $1,482 | $1.74 | 154d | 29 | 1.46mi |
| 2516 Centerway Ln Leland, NC | 3.0 | 2.0 | 1475 | $2,050 | $1.39 | 7d | 1 | 1.47mi |
| 1036 Tideline Dr Leland, NC | 3.0 | 3.0 | 1400 | $1,900 | $1.36 | 37d | 1 | 1.47mi |
| 1036 Tideline Dr Leland, NC | 3.0 | 3.0 | 1400 | $1,900 | $1.36 | 51d | 1 | 1.47mi |
| 2108 Silty Soil Ct Leland, NC | 2.0–3.0 | 2.5 | 1442 | $2,124 | $1.47 | 0d | 23 | 1.48mi |
| 129 S Palm Dr Winnabow, NC | 4.0 | 2.5 | 1650 | $1,925 | $1.17 | 22d | 1 | 1.50mi |
| 129 S Palm Dr Winnabow, NC | 4.0 | 2.5 | 1650 | $1,925 | $1.17 | 10d | 1 | 1.50mi |
Property features AI
Finance
- HOA & community
- Homeowners association with annual fee of $1,040 (about $86.67/month)HOA maintains grounds and provides managementCommunity amenities include a pool, playground, picnic area, sidewalks, and street lights
Exterior
- Parking
- Attached 2-car garageGarage faces frontOff-street paved parking
- Security
- Smoke detector(s)
- Utilities
- Public waterSewer connectedWater connected
- Home design
- Single-family residenceOne storyEntry level: 1Vinyl siding and frame construction
- Construction
- Built on a slab foundation
- Exterior features
- Covered patioPatioShingle roofHas a viewNo exterior fencing listed
Interior
- Kitchen
- Electric ovenDishwasherMicrowaveDisposal
- Bedrooms
- Master downstairs
- Flooring
- CarpetLaminate
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Heat pump heatingElectric heatingCentral air conditioning
- Interior features
- Master bedroom on the main levelWalk-in closet(s)Entrance foyerPantryAccessible full bathroom
- Laundry & utility
- Dedicated laundry roomElectric water heater
HOA detail $87/mo · $1,044/yr
- Likely covers
- pool
Listing history 50 events
-
2026-09-20days on market $335,000 Active 146 DOM
-
2026-09-19days on market $335,000 Active 145 DOM
-
2026-09-18days on market $335,000 Active 144 DOM
-
2026-09-17days on market $335,000 Active 143 DOM
-
2026-09-16days on market $335,000 Active 142 DOM
-
2026-09-15days on market $335,000 Active 141 DOM
-
2026-09-14days on market $335,000 Active 140 DOM
-
2026-09-13days on market $335,000 Active 139 DOM
-
2026-09-12days on market $335,000 Active 138 DOM
-
2026-09-11days on market $335,000 Active 137 DOM
-
2026-09-05days on market $335,000 Active 131 DOM
-
2026-09-04days on market $335,000 Active 130 DOM
-
2026-09-03days on market $335,000 Active 129 DOM
-
2026-08-31days on market $335,000 Active 126 DOM
-
2026-08-30days on market $335,000 Active 125 DOM
-
2026-08-29days on market $335,000 Active 124 DOM
-
2026-08-28days on market $335,000 Active 123 DOM
-
2026-08-27days on market $335,000 Active 122 DOM
-
2026-08-25days on market $335,000 Active 120 DOM
-
2026-08-24days on market $335,000 Active 119 DOM
-
2026-08-23days on market $335,000 Active 118 DOM
-
2026-08-22days on market $335,000 Active 117 DOM
-
2026-08-21days on market $335,000 Active 116 DOM
-
2026-08-20days on market $335,000 Active 115 DOM
-
2026-08-19days on market $335,000 Active 114 DOM
-
2026-08-18days on market $335,000 Active 113 DOM
-
2026-08-17days on market $335,000 Active 112 DOM
-
2026-08-16days on market $335,000 Active 111 DOM
-
2026-08-15days on market $335,000 Active 110 DOM
-
2026-08-14days on market $335,000 Active 109 DOM
-
2026-08-13days on market $335,000 Active 108 DOM
-
2026-08-12days on market $335,000 Active 107 DOM
-
2026-08-11days on market $335,000 Active 106 DOM
-
2026-08-10days on market $335,000 Active 105 DOM
-
2026-08-09days on market $335,000 Active 104 DOM
-
2026-08-08days on market $335,000 Active 103 DOM
-
2026-08-07days on market $335,000 Active 102 DOM
-
2026-08-06days on market $335,000 Active 101 DOM
-
2026-08-05days on market $335,000 Active 100 DOM
-
2026-08-04days on market $335,000 Active 99 DOM
-
2026-08-03days on market $335,000 Active 98 DOM
-
2026-07-31days on market $335,000 Active 95 DOM
-
2026-07-30days on market $335,000 Active 93 DOM
-
2026-07-27days on market $335,000 Active 91 DOM
-
2026-07-25days on market $335,000 Active 89 DOM
-
2026-07-24days on market $335,000 Active 88 DOM
-
2026-07-23days on market $335,000 Active 87 DOM
-
2026-07-22days on market $335,000 Active 86 DOM
-
2026-07-21days on market $335,000 Active 85 DOM
-
2026-07-18days on market $335,000 Active 82 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
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $26,283
- − Mortgage interest
- −$18,765
- − Property taxes
- −$5,025
- − Insurance
- −$1,675
- − Repairs & maintenance
- −$2,103
- − Management
- −$2,103
- − HOA
- −$1,044
- − Depreciation
- −$9,745
- Taxable loss
- −$14,177
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$3,402
- After-tax cash flow
- $-4,659/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
80/100
Cosmetic rehab
Est. rehab $8,195–$24,585 screening
This single-family home in a desirable community offers a good condition with minimal repairs needed. It's move-in ready with a good curb appeal and potential for value-adding updates.
Value-add opportunities
- Both Paint exterior siding — Fresh paint enhances curb appeal and value ↑
- Both Replace window screens — Updated screens improve energy efficiency and aesthetics ↑
- Both Install smart home devices — Modern technology enhances convenience and adds value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 45/100
Zoned Schools
Elementary
Town Creek Elementary
C-
NC #392/1,410
Nat'l #12,137/41,679
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
C
Composite livability gradescore 68/100
Livability — Leland
- Score
- 68/100
- State rank
- #177
- US rank
- #9158
Category grades
Amenities F
Commute F
Cost of living B+
Crime A+
Employment A
Housing A+
Health & safety D
User ratings B
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Leland, NC
- County
- Brunswick · 152,111 people
- City population
- 46,933
- Metro
- Wilmington, NC
- Population (ZIP)
- 6,971
- Household income
- $77,708
- Rent vs Own
- Severe rent burden
- 3% 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 (72%)
- Race & ethnicity
- White 72% Black 13% Two or more races 13% Hispanic / Latino 3%
- Languages at home
- 97% English-only · Spanish 3%
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
- ▲ 1.23%
- Current HPI
- 159.4516
- 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
+2.0% since first listed11 events — show timeline
- 2026-05-27 Price Changed $338,000 Hive MLS
- 2026-05-11 Price Changed $340,000 Hive MLS
- 2026-04-27 Listed $350,000 Hive MLS
- 2023-07-17 Sold (MLS) $336,390 Hive MLS
- 2023-06-13 Pending — Hive MLS
- 2023-06-11 Relisted — Hive MLS
- 2023-05-24 Pending — Hive MLS
- 2023-05-09 Price Changed $335,740 Hive MLS
- 2023-05-02 Price Changed $334,240 Hive MLS
- 2023-02-22 Price Changed $332,740 Hive MLS
- 2023-02-18 Listed $331,240 Hive MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…