4772 Scaup Way Lot 227 · Leland, NC 28479

$354,900

3 bd · 2.0 ba · 1,475 sqft · SingleFamily · 39 Days on market

Built 2024 Excellent condition 6,229 sqft lot Est $361k · at est. $95/mo HOA · 3% 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).

• Cash flow +9.5/30.0
• ARV discount +8.3/15.0
• Appreciation +5.6/10.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

BRAND NEW CONSTRUCTION! You are going to fall in love with the Kerry plan with a 2-car garage! At the front of the home are two guest bedrooms with a full bathroom. As you walk through the foyer, the family room, kitchen, and dining room combine for a truly open concept home. Stainless steel appliances! At the back of the house, the private Owner's Suite is complete with a walk-in closet, and oversized shower. This home is upgraded with an included ''Home is Connected'' package featuring a video doorbell, z-wave thermostat, front door lock, front door light and touchpad interface, by voice or phone app with included Alexa Dot. You can also take advantage of our beautiful community area with 2 pools, clubhouse, playground and walking trails. Tucked away yet close to all of the newest shopping! (PHOTOS NOT OF ACTUAL HOME BUT ONE SIMILAR. COLORS/OPTIONS MAY VARY). BRAND NEW CONSTRUCTION! You are going to fall in love with the Kerry plan with a 2-car garage! At the front of the home are two guest bedrooms with a full bathroom. As you walk through the foyer, the family room, kitchen, and dining room combine for a truly open concept home. Stainless steel appliances! At the back of the house, the private Owner's Suite is complete with a walk-in closet, and oversized shower. This home is upgraded with an included ''Home is Connected'' package featuring a video doorbell, z-wave thermostat, front door lock, front door light and touchpad interface, by voice or phone app with included Alexa Dot. You can also take advantage of our beautiful community area with 2 pools, clubhouse, playground and walking trails. Tucked away yet close to all of the newest shopping! (PHOTOS NOT OF ACTUAL HOME BUT ONE SIMILAR. COLORS/OPTIONS MAY VARY).

Key facts

• Paved back patio
• Fenced yard
• Peaceful water views

Tags

• WATERFRONT LOT
• PRIVATE BACKYARD RETREAT
• FENCED YARD
• PAVED BACK PATIO
• PEACEFUL WATER VIEWS
• THOUGHTFUL INDOOR-OUTDOOR FLOW

Property features AI

Finance

• Other: Subdivision: Mallory Creek Plantation
• HOA & community: Homeowners association with annual fee; Association fee: $1,140 annually (about $95/month); Community amenities: pool, clubhouse, sidewalks, street lights, basketball court, sport court, trails

Exterior

• Parking: Attached front-facing garage; 2 garage spaces (attached); Off-street parking; Concrete garage/driveway
• Security: Smoke detector(s)
• Utilities: Public water; Sewer connected; Water connected; Underground utilities
• Home design: Single-family residence; One story; Entry level: 1; Vinyl siding and frame construction; Shingle roof; Slab foundation; Zoned Le-Pud
• Construction: Built with vinyl siding and frame; Shingle roof; Slab foundation
• Exterior features: Covered patio; Patio; Back yard fencing; Wood and wrought-iron fencing; Pond waterfront; Has view; Level lot; Paved road frontage (city street and state road)

Interior

• Kitchen: Electric oven; Microwave; Dishwasher; Disposal; Refrigerator; ENERGY STAR qualified appliances
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Walk-in closets; Kitchen island; Ceiling fans; Pantry; Window coverings; Smoke detector(s); Accessible full bath
• Laundry & utility: Washer; Dryer; Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $355k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (17.8% below list).
• Recommended offer: $292k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.2% 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); Town Creek Middle (math 35% / reading 43%, grade F, #238 of 475 statewide, top 51%, 500 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 100% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 191 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k 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 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,614 (17.8% 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 39 days. Have you received any prior offers? Is the seller open to a 18% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $361,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2672 Silverweed Ct	0.09mi	2/2.0 (-1)	1,549 (+5%)	3mo	$380,000	$245	80
6488 Pinnacle Pt	0.34mi	3/2.0	1,507 (+2%)	2mo	$335,000	$222	79
2664 Silverweed Ct	0.09mi	2/2.0 (-1)	1,345 (-9%)	3mo	$411,760	$306	74
5027 Meadow Buttercup Ct #207	0.23mi	2/2.0 (-1)	1,403 (-5%)	5mo	$400,000	$285	72
342 Heartwood Dr #2	0.46mi	2/2.0 (-1)	1,492 (+1%)	5mo	$404,843	$271	67
9634 Large Oak Ct	0.65mi	3/2.0	1,416 (-4%)	1mo	$335,000	$237	62
346 Heartwood Dr #3	0.47mi	2/2.0 (-1)	1,403 (-5%)	6mo	$389,000	$277	60
420 St Kitts Way	0.71mi	3/2.0	1,505 (+2%)	6mo	$340,000	$226	59
1069 Sandy Heights Loop, Lot 34	0.74mi	3/2.0	1,475 (0%)	8mo	$309,999	$210	58
350 Heartwood Dr #4	0.48mi	2/2.0 (-1)	1,345 (-9%)	4mo	$375,000	$279	54
5308 Black Oak Ct	0.67mi	3/2.0	1,359 (-8%)	3mo	$324,000	$238	54
9638 Large Oak Ct Lot 71	0.66mi	3/2.0	1,618 (+10%)	1mo	$347,500	$215	52

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: -0.9%
• Equity multiple: 0.95×
• Total profit: $-4,727
• Equity at exit: $125,483

10-year hold

• IRR: 3.9%
• Equity multiple: 1.48×
• Total profit: $48,001
• Equity at exit: $170,154

Cash invested: $99,372 (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 28479

• Home prices YoY: 0.8%
• Active inventory: 191
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,916 high
• Mortgage (P&I): −$1,861
• Tax est. 1.5%: −$444 /mo · $5,324/yr
• Insurance: −$148
• HOA: −$95
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-244

Break-even live

Break-even rent $3,225

Max offer price $319,610

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-121	+0% $-244	+5% $-367	+10% $-489
Rent	-10% $-474	-5% $-359	+0% $-244	+5% $-129	+10% $-14
Rate	-1.0pp $-65	-0.5pp $-154	base $-244	+0.5pp $-336	+1.0pp $-429

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: $88,725
• Closing costs: $10,647
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4756 Scaup Way Winnabow, NC	3.0	2.0	1618	$3,500	$2.16	15d	1	0.03mi
819 Meadowsweet Ln Leland, NC	2.0	2.0	1011	$2,300	$2.27	25d	1	1.08mi
2108 Silty Soil Ct Leland, NC	2.0–3.0	2.5	1442	$2,074	$1.44	15d	23	1.19mi
1001 Hunterstone Dr Leland, NC	1.0–3.0	1.0–2.0	850	$1,482	$1.74	15d	29	1.21mi
2915 Shoals Point Way Leland, NC	1.0–3.0	1.0–2.5	901	$2,035	$2.26	15d	49	1.29mi
5090 Tradeway Dr Leland, NC	1.0–2.0	1.0–2.0	941	$1,804	$1.92	15d	21	1.32mi
136 N Palm Dr Winnabow, NC	3.0	2.0	1235	$1,850	$1.50	25d	1	1.33mi
136 N Palm Dr Winnabow, NC	3.0	2.0	1235	$1,850	$1.50	15d	1	1.33mi
2626 Goose Island Dr Leland, NC	2.0–3.0	2.5	1369	$2,030	$1.48	15d	10	1.34mi
9409 Night Harbor Dr Leland, NC	3.0	2.0	1603	$1,899	$1.18	25d	1	1.46mi

HOA detail

• Monthly dues: $95 · $1,140/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-22
   days on market $354,900 Active 39 DOM
2. 2026-06-18
   days on market $354,900 Active 36 DOM
3. 2026-06-17
   days on market $354,900 Active 35 DOM
4. 2026-06-16
   days on market $354,900 Active 34 DOM
5. 2026-06-15
   days on market $354,900 Active 33 DOM
6. 2026-06-14
   pricedays on market $354,900 Active 31 DOM
7. 2026-06-13
   days on market $359,000 Active 30 DOM
8. 2026-06-10
   days on market $359,000 Active 28 DOM
9. 2026-06-09
   days on market $359,000 Active 27 DOM
10. 2026-06-08
    days on market $359,000 Active 26 DOM
11. 2026-06-07
    days on market $359,000 Active 25 DOM
12. 2026-06-05
    days on market $359,000 Active 22 DOM
13. 2026-06-03
    days on market $359,000 Active 21 DOM
14. 2026-06-02
    days on market $359,000 Active 20 DOM
15. 2026-06-01
    days on market $359,000 Active 19 DOM
16. 2026-05-31
    days on market $359,000 Active 18 DOM
17. 2026-05-30
    days on market $359,000 Active 17 DOM
18. 2026-05-13
    listed $365,000 Active
19. 2024-03-27
    soldstatus $319,240 Closed 1747-char remark

    Show marketing remark (1747 chars)

    BRAND NEW CONSTRUCTION! You are going to fall in love with the Kerry plan with a 2-car garage! At the front of the home are two guest bedrooms with a full bathroom. As you walk through the foyer, the family room, kitchen, and dining room combine for a truly open concept home. Stainless steel appliances! At the back of the house, the private Owner's Suite is complete with a walk-in closet, and oversized shower. This home is upgraded with an included ''Home is Connected'' package featuring a video doorbell, z-wave thermostat, front door lock, front door light and touchpad interface, by voice or phone app with included Alexa Dot. You can also take advantage of our beautiful community area with 2 pools, clubhouse, playground and walking trails. Tucked away yet close to all of the newest shopping! (PHOTOS NOT OF ACTUAL HOME BUT ONE SIMILAR. COLORS/OPTIONS MAY VARY). BRAND NEW CONSTRUCTION! You are going to fall in love with the Kerry plan with a 2-car garage! At the front of the home are two guest bedrooms with a full bathroom. As you walk through the foyer, the family room, kitchen, and dining room combine for a truly open concept home. Stainless steel appliances! At the back of the house, the private Owner's Suite is complete with a walk-in closet, and oversized shower. This home is upgraded with an included ''Home is Connected'' package featuring a video doorbell, z-wave thermostat, front door lock, front door light and touchpad interface, by voice or phone app with included Alexa Dot. You can also take advantage of our beautiful community area with 2 pools, clubhouse, playground and walking trails. Tucked away yet close to all of the newest shopping! (PHOTOS NOT OF ACTUAL HOME BUT ONE SIMILAR. COLORS/OPTIONS MAY VARY).

20. 2024-02-01
    listed $319,240 1747-char remark

    Show marketing remark (1747 chars)

    BRAND NEW CONSTRUCTION! You are going to fall in love with the Kerry plan with a 2-car garage! At the front of the home are two guest bedrooms with a full bathroom. As you walk through the foyer, the family room, kitchen, and dining room combine for a truly open concept home. Stainless steel appliances! At the back of the house, the private Owner's Suite is complete with a walk-in closet, and oversized shower. This home is upgraded with an included ''Home is Connected'' package featuring a video doorbell, z-wave thermostat, front door lock, front door light and touchpad interface, by voice or phone app with included Alexa Dot. You can also take advantage of our beautiful community area with 2 pools, clubhouse, playground and walking trails. Tucked away yet close to all of the newest shopping! (PHOTOS NOT OF ACTUAL HOME BUT ONE SIMILAR. COLORS/OPTIONS MAY VARY). BRAND NEW CONSTRUCTION! You are going to fall in love with the Kerry plan with a 2-car garage! At the front of the home are two guest bedrooms with a full bathroom. As you walk through the foyer, the family room, kitchen, and dining room combine for a truly open concept home. Stainless steel appliances! At the back of the house, the private Owner's Suite is complete with a walk-in closet, and oversized shower. This home is upgraded with an included ''Home is Connected'' package featuring a video doorbell, z-wave thermostat, front door lock, front door light and touchpad interface, by voice or phone app with included Alexa Dot. You can also take advantage of our beautiful community area with 2 pools, clubhouse, playground and walking trails. Tucked away yet close to all of the newest shopping! (PHOTOS NOT OF ACTUAL HOME BUT ONE SIMILAR. COLORS/OPTIONS MAY VARY).

21. 2024-02-01
    historical 1747-char remark

    Show marketing remark (1747 chars)

    BRAND NEW CONSTRUCTION! You are going to fall in love with the Kerry plan with a 2-car garage! At the front of the home are two guest bedrooms with a full bathroom. As you walk through the foyer, the family room, kitchen, and dining room combine for a truly open concept home. Stainless steel appliances! At the back of the house, the private Owner's Suite is complete with a walk-in closet, and oversized shower. This home is upgraded with an included ''Home is Connected'' package featuring a video doorbell, z-wave thermostat, front door lock, front door light and touchpad interface, by voice or phone app with included Alexa Dot. You can also take advantage of our beautiful community area with 2 pools, clubhouse, playground and walking trails. Tucked away yet close to all of the newest shopping! (PHOTOS NOT OF ACTUAL HOME BUT ONE SIMILAR. COLORS/OPTIONS MAY VARY). BRAND NEW CONSTRUCTION! You are going to fall in love with the Kerry plan with a 2-car garage! At the front of the home are two guest bedrooms with a full bathroom. As you walk through the foyer, the family room, kitchen, and dining room combine for a truly open concept home. Stainless steel appliances! At the back of the house, the private Owner's Suite is complete with a walk-in closet, and oversized shower. This home is upgraded with an included ''Home is Connected'' package featuring a video doorbell, z-wave thermostat, front door lock, front door light and touchpad interface, by voice or phone app with included Alexa Dot. You can also take advantage of our beautiful community area with 2 pools, clubhouse, playground and walking trails. Tucked away yet close to all of the newest shopping! (PHOTOS NOT OF ACTUAL HOME BUT ONE SIMILAR. COLORS/OPTIONS MAY VARY).

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

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 ≥105°F today · 18 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: $34,994
• − Mortgage interest: −$19,880
• − Property taxes: −$5,324
• − Insurance: −$1,774
• − Repairs & maintenance: −$2,799
• − Management: −$2,799
• − HOA: −$1,140
• − Depreciation: −$10,324
• Taxable loss: −$9,048
• Est. tax savings @ 24.0%: +$2,171
• After-tax cash flow: $-755/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

Excellent 95/100 None rehab

This charming single-story home is in excellent condition with modern finishes and a private backyard retreat. It's move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and outdoor living space
• Both Painting — Fresh paint can make the home more appealing
• Both Landscaping — Enhances curb appeal and outdoor living space

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and outdoor living space ↑
• Both Painting — Fresh paint can make the home more appealing ↑
• Both Landscaping — Enhances curb appeal and outdoor living space ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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
• City population: 46,933
• Population (ZIP): 6,971

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%
• Common ancestry: Serbian 2% Slovak 2% Italian 2%
• Foreign-born: 0%
• 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

+14.3% since first listed

4 events — show timeline

• 2026-05-13 Listed $365,000 Hive MLS
• 2024-03-27 Sold (MLS) $319,240 Hive MLS
• 2024-02-01 Listing Removed — Hive MLS
• 2024-02-01 Listed $319,240 Hive MLS