1158 King Eider Way Lot 126 · Leland, NC 28479

$335,000

3 bd · 2.0 ba · 1,639 sqft · SingleFamily · 146 Days on market

Built 2023 Good condition 6,098 sqft lot 2-car garage $204/sqft · 7% below area Est $358k · 7% under $87/mo HOA · 4% of rent

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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 +6.2/30.0
• 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 +1.8/10.0
• DSCR +0.6/10.0

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

• OPEN-CONCEPT LAYOUT
• SPLIT-BEDROOM DESIGN
• TWO POOLS
• CLUBHOUSE
• PLAYGROUND
• SIDEWALKS FOR WALKING

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 $-605 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (32.1% below list).
• Recommended offer: $228k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 3.1% in Leland — 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 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: 245 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 35% 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 $227,511 (32.1% 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 146 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.74%
• DSCR: 0.66
• GRM: 12.3

CMA / ARV

• ARV (median comp): $358,472
• List price: $335,000
• Delta: -6.55%
• 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
1168 Lillibridge Dr	0.20mi	3/2.0	1,729 (+6%)	3mo	$442,500	$256	79
3514 Wigeon Way	0.04mi	4/2.0 (+1)	1,791 (+9%)	4mo	$360,000	$201	75
6488 Pinnacle Pt	0.33mi	3/2.0	1,507 (-8%)	5mo	$335,000	$222	67
9638 Large Oak Ct Lot 71	0.62mi	3/2.0	1,618 (-1%)	4mo	$347,500	$215	65
2672 Silverweed Ct	0.36mi	2/2.0 (-1)	1,549 (-6%)	6mo	$380,000	$245	64
483 St Kitts Way	0.61mi	3/2.0	1,756 (+7%)	0mo	$345,000	$196	59
4165 Yellow Flag Iris St	0.47mi	3/2.0	1,403 (-14%)	2mo	$402,000	$287	53
342 Heartwood Dr #2	0.55mi	2/2.0 (-1)	1,492 (-9%)	8mo	$404,843	$271	47
5015 Meadow Buttercup Ct	0.49mi	2/2.0 (-1)	1,403 (-14%)	2mo	$399,990	$285	46
9634 Large Oak Ct	0.62mi	3/2.0	1,416 (-14%)	4mo	$335,000	$237	45
5027 Meadow Buttercup Ct #207	0.50mi	2/2.0 (-1)	1,403 (-14%)	8mo	$400,000	$285	40
1319 Star Grass Way	0.70mi	2/2.0 (-1)	1,404 (-14%)	4mo	$445,000	$317	35

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: -5.9%
• Equity multiple: 0.70×
• Total profit: $-28,327
• Equity at exit: $118,447

10-year hold

• IRR: -0.5%
• Equity multiple: 0.93×
• Total profit: $-6,227
• 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.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 34 active · 39 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $400,130 ($250/sqft)
• Median days on market: 72 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: -12.6% 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: 245
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,275 high
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$87
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-605

Break-even live

Break-even rent $3,041

Max offer price $247,488

Occupancy floor —

Sensitivity live

Price	-10% $-373	-5% $-489	+0% $-605	+5% $-721	+10% $-836
Rent	-10% $-785	-5% $-695	+0% $-605	+5% $-515	+10% $-425
Rate	-1.0pp $-436	-0.5pp $-520	base $-605	+0.5pp $-692	+1.0pp $-780

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: —

Rent comps 12 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	6d	1	0.10mi
4756 Scaup Way Winnabow, NC	3.0	2.0	1618	$3,500	$2.16	109d	1	0.27mi
4784 Scaup Way Winnabow, NC	4.0	2.0	1774	$2,395	$1.35	6d	1	0.32mi
8381 Paramount Pt Unit P8381 Winnabow, NC	3.0	3.0	1652	$1,800	$1.09	6d	1	0.45mi
2822 Southern Magnolia Dr Winnabow, NC	3.0	2.0	1504	$2,295	$1.53	5d	1	0.46mi
136 N Palm Dr Winnabow, NC	3.0	2.0	1235	$1,850	$1.50	109d	1	1.39mi
136 N Palm Dr Winnabow, NC	3.0	2.0	1235	$1,850	$1.50	119d	1	1.39mi
1001 Hunterstone Dr Leland, NC	1.0–3.0	1.0–2.0	850	$1,482	$1.74	109d	29	1.46mi
2516 Centerway Ln Leland, NC	3.0	2.0	1475	$2,100	$1.42	6d	1	1.47mi
1036 Tideline Dr Leland, NC	3.0	3.0	1400	$1,900	$1.36	6d	1	1.47mi
2108 Silty Soil Ct Leland, NC	2.0–3.0	2.5	1442	$2,124	$1.47	5d	30	1.48mi
129 S Palm Dr Winnabow, NC	4.0	2.5	1650	$2,100	$1.27	6d	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

1. 2026-09-20
   days on market $335,000 Active 146 DOM
2. 2026-09-19
   days on market $335,000 Active 145 DOM
3. 2026-09-18
   days on market $335,000 Active 144 DOM
4. 2026-09-17
   days on market $335,000 Active 143 DOM
5. 2026-09-16
   days on market $335,000 Active 142 DOM
6. 2026-09-15
   days on market $335,000 Active 141 DOM
7. 2026-09-14
   days on market $335,000 Active 140 DOM
8. 2026-09-13
   days on market $335,000 Active 139 DOM
9. 2026-09-12
   days on market $335,000 Active 138 DOM
10. 2026-09-11
    days on market $335,000 Active 137 DOM
11. 2026-09-05
    days on market $335,000 Active 131 DOM
12. 2026-09-04
    days on market $335,000 Active 130 DOM
13. 2026-09-03
    days on market $335,000 Active 129 DOM
14. 2026-08-31
    days on market $335,000 Active 126 DOM
15. 2026-08-30
    days on market $335,000 Active 125 DOM
16. 2026-08-29
    days on market $335,000 Active 124 DOM
17. 2026-08-28
    days on market $335,000 Active 123 DOM
18. 2026-08-27
    days on market $335,000 Active 122 DOM
19. 2026-08-25
    days on market $335,000 Active 120 DOM
20. 2026-08-24
    days on market $335,000 Active 119 DOM
21. 2026-08-23
    days on market $335,000 Active 118 DOM
22. 2026-08-22
    days on market $335,000 Active 117 DOM
23. 2026-08-21
    days on market $335,000 Active 116 DOM
24. 2026-08-20
    days on market $335,000 Active 115 DOM
25. 2026-08-19
    days on market $335,000 Active 114 DOM
26. 2026-08-18
    days on market $335,000 Active 113 DOM
27. 2026-08-17
    days on market $335,000 Active 112 DOM
28. 2026-08-16
    days on market $335,000 Active 111 DOM
29. 2026-08-15
    days on market $335,000 Active 110 DOM
30. 2026-08-14
    days on market $335,000 Active 109 DOM
31. 2026-08-13
    days on market $335,000 Active 108 DOM
32. 2026-08-12
    days on market $335,000 Active 107 DOM
33. 2026-08-11
    days on market $335,000 Active 106 DOM
34. 2026-08-10
    days on market $335,000 Active 105 DOM
35. 2026-08-09
    days on market $335,000 Active 104 DOM
36. 2026-08-08
    days on market $335,000 Active 103 DOM
37. 2026-08-07
    days on market $335,000 Active 102 DOM
38. 2026-08-06
    days on market $335,000 Active 101 DOM
39. 2026-08-05
    days on market $335,000 Active 100 DOM
40. 2026-08-04
    days on market $335,000 Active 99 DOM
41. 2026-08-03
    days on market $335,000 Active 98 DOM
42. 2026-07-31
    days on market $335,000 Active 95 DOM
43. 2026-07-30
    days on market $335,000 Active 93 DOM
44. 2026-07-27
    days on market $335,000 Active 91 DOM
45. 2026-07-25
    days on market $335,000 Active 89 DOM
46. 2026-07-24
    days on market $335,000 Active 88 DOM
47. 2026-07-23
    days on market $335,000 Active 87 DOM
48. 2026-07-22
    days on market $335,000 Active 86 DOM
49. 2026-07-21
    days on market $335,000 Active 85 DOM
50. 2026-07-18
    days 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.

Taxation est. · year 1

• Rental income: $27,301
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − HOA: −$1,044
• − Depreciation: −$9,745
• Taxable loss: −$13,322
• Est. tax savings @ 24.0%: +$3,197
• After-tax cash flow: $-4,060/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 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: 18.1% rent · 81.9% own
• Severe rent burden: 3% of renters

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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%

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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%
• Common ancestry: Serbian 2% Slovak 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

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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

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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: 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

Price history

+2.0% since first listed

11 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