13241 Us Highway 17 · Hampstead, NC 28443

$145,000

3 bd · 1.0 ba · 916 sqft · SingleFamily public records · 206 Days on market

Built 1997 0.26 ac lot Est $187k · 22% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed 1 bathroom home located in Hampstead, NC. The home will need new carpets, painting and other repairs before move in ready. This is a very nice home that needs a little TLC. Property has some title issues (encroachment) - buyer to assume with title problems.

Key facts

• Private lot
• Large backyard
• Substantial shed

Tags

• PRIVATE LOT
• LARGE BACKYARD
• SUBSTANTIAL SHED
• DESIRABLE SCHOOL DISTRICT

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: On-site unpaved parking
• Utilities: Well water; Septic tank; Other utilities
• Home design: Manufactured home; One level
• Construction: Stucco exterior; Metal roof; Crawl space foundation; Built as a manufactured home
• Exterior features: Chain link fencing in backyard; Shed(s) on property; No patio or porch; Unimproved road frontage

Interior

• Kitchen: Electric oven; Electric cooktop; Refrigerator
• Bedrooms: Master downstairs
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Master bedroom located downstairs; Ceiling fan(s); Window coverings; Partially furnished; No basement (crawl space)
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.1% 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); 509 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $145k implies a 663% 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; major 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.34% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.35%
• DSCR: 1.82
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $186,864
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13271 Us Highway 17	0.02mi	3/1.0	926 (+1%)	4mo	$189,000	$204	94

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: 11.7%
• Equity multiple: 1.47×
• Total profit: $19,123
• Equity at exit: $21,620

10-year hold

• IRR: 21.8%
• Equity multiple: 2.99×
• Total profit: $80,620
• Equity at exit: $12,537

Cash invested: $40,600 (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 28443

• Rents YoY: 4.6%
• Active inventory: 509
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,937 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$88 /mo · $1,062/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $621

Break-even live

Break-even rent $1,151

Max offer price $145,000

Occupancy floor 63%

Sensitivity live

Price	-10% $703	-5% $662	+0% $621	+5% $580	+10% $539
Rent	-10% $468	-5% $544	+0% $621	+5% $697	+10% $774
Rate	-1.0pp $694	-0.5pp $658	base $621	+0.5pp $583	+1.0pp $545

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Lania Shore WAY Hampstead, NC	1.0–3.0	1.0–2.0	1068	$2,193	$2.05	14d	9	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $145,000 Active 206 DOM
2. 2026-06-17
   days on market $145,000 Active 205 DOM
3. 2026-06-16
   days on market $145,000 Active 204 DOM
4. 2026-06-15
   days on market $145,000 Active 203 DOM
5. 2026-06-14
   days on market $145,000 Active 201 DOM
6. 2026-06-13
   days on market $145,000 Active 200 DOM
7. 2026-06-10
   days on market $145,000 Active 198 DOM
8. 2026-06-09
   days on market $145,000 Active 197 DOM
9. 2026-06-08
   days on market $145,000 Active 196 DOM
10. 2026-06-07
    days on market $145,000 Active 195 DOM
11. 2026-06-03
    days on market $145,000 Active 191 DOM
12. 2026-06-03
    days on market $145,000 Active 190 DOM
13. 2026-05-31
    days on market $145,000 Active 188 DOM
14. 2026-05-30
    days on market $145,000 Active 187 DOM
15. 2026-04-30
    price $145,000
16. 2025-11-24
    listed $160,000 Active
17. 2018-05-22
    soldstatus $19,000 264-char remark

    Show marketing remark (264 chars)

    3 bed 1 bathroom home located in Hampstead, NC. The home will need new carpets, painting and other repairs before move in ready. This is a very nice home that needs a little TLC. Property has some title issues (encroachment) - buyer to assume with title problems.

18. 2018-03-13
    listed $19,900 264-char remark

    Show marketing remark (264 chars)

    3 bed 1 bathroom home located in Hampstead, NC. The home will need new carpets, painting and other repairs before move in ready. This is a very nice home that needs a little TLC. Property has some title issues (encroachment) - buyer to assume with title problems.

19. 2017-07-21
    historical
20. 2017-05-19
    listed $19,900
21. 2017-02-03
    historical
22. 2016-08-03
    listed $21,900
23. 2015-10-23
    historical
24. 2015-04-07
    listed $19,900

ⓘ 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: $1,062 · $88/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$127/yr (+$11/mo · 12.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $23,242
• − Mortgage interest: −$8,122
• − Property taxes: −$1,062
• − Insurance: −$725
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$4,218
• Taxable income: $5,396
• Est. tax owed @ 24.0%: −$1,295
• After-tax cash flow: $6,155/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: 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

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 · 28,416 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: 700.0

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%

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%

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

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

+628.6% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $145,000 Hive MLS
• 2025-11-24 Listed $160,000 Hive MLS
• 2018-05-22 Sold (MLS) $19,000 Hive MLS
• 2018-03-13 Listed $19,900 Hive MLS
• 2017-07-21 Listing Removed — Hive MLS
• 2017-05-19 Listed $19,900 Hive MLS
• 2017-02-03 Listing Removed — Hive MLS
• 2016-08-03 Listed $21,900 Hive MLS
• 2015-10-23 Listing Removed — Hive MLS
• 2015-04-07 Listed $19,900 Hive MLS

Property tax history

+8.9%/yr

Latest (2025): $1,062 · +0.0% YoY. Source: county tax records.