337 Fort Fisher Blvd N · Kure Beach, NC 28449

$699,000

4 bd · 3.5 ba · 1,968 sqft · Townhouse public records · 83 Days on market

Built 2003 1,742 sqft lot Est $728k · at est. $365/mo HOA · 2% of rent

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.3/15.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Oceanview upscale 4 bedroom townhome with garage in popular Kure View. Beach access is right across the street and you're only a 4 block stroll to the Kure Beach Pier, new Kure Beach Park and several great restaurants. This property offers 3rd floor master bedroom with vaulted ceiling, walk in closet and private deck overlooking pool. Front and back decks on every level lets you enjoy the ocean breezes. Spacious bedroom plus full bath on ground level with no steps to climb. This home comes fully furnished with just a few exceptions and is ready for you to enjoy or take advantage of the income this property generates. New carpet, mattresses, bedding and some new furniture. Plus look at these upgrades not offered in other units - central vacuum, alarm system, solar insulation blanket, solar powered attic fan. So close to the ocean yet outside the flood zone. This is a special property and location you really must see. Call for more information.

Key facts

• Multiple decks
• Quartz countertops
• Community pool

Tags

• PRIVATE BALCONY
• COMMUNITY POOL
• MULTIPLE DECKS
• WELL-APPOINTED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; HOA fee: $4,380 annually (about $365/month); HOA provides grounds maintenance and management; Community pool

Exterior

• Parking: Attached garage (1 garage space); One total parking space; On-site paved parking
• Utilities: Public water; Sewer available; Water available
• Home design: Townhouse; Three or more levels; Entry level: 1st floor; Front-facing garage
• Construction: Vinyl siding with frame construction; Metal roof; Slab foundation; Built as townhouse
• Exterior features: Deck; Porch; Has a view; Paved road access; Road frontage on city street and state road

Interior

• Kitchen: Refrigerator; Dishwasher; Microwave
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Tile; Wood
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Central vacuum; Ceiling fans; Window coverings; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $699k.

Deal economics

• At list price, monthly cash flow is $14k ($173k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $699k).
• Recommended offer: $657k (6.0% below list) — sets the bar for market timing.
• Cap rate 31.0% vs local median 2.1% in Kure Beach — 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 65/100 on livability (#303 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: health & safety D, amenities F, commute 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: Carolina Beach Elementary (math 55% / reading 59%, grade C+, #249 of 1,410 statewide, top 20%, 431 students, 32% FRL); Charles P Murray Middle (math 59% / reading 59%, grade B, #54 of 475 statewide, top 12%, 882 students, 34% FRL); Eugene Ashley High (math 48% / reading 68%, grade C, #243 of 535 statewide, top 46%, 1,975 students, 34% FRL).
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k of loan paydown is wiped out by about $21k 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 + 3.0% rent growth), your $196k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($657k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $51k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $350k; list at $699k implies a 100% 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 $657,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.43% ✓
• Cap rate: 31.03%
• Cash-on-cash: 88.36%
• DSCR: 4.93
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $728,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 N Ave	0.02mi	4/3.5	1,910 (-3%)	12mo	$730,000	$382	84
805 Sloop Pointe Ln	0.30mi	3/2.5 (-1)	1,941 (-1%)	1mo	$549,900	$283	74
622 Sloop Pointe Ln	0.33mi	4/3.0	1,931 (-2%)	13mo	$550,000	$285	68
656 Settlers Ln	0.43mi	3/2.5 (-1)	1,944 (-1%)	9mo	$653,000	$336	61
329 Fifth Ave S Unit A	0.60mi	4/4.0	1,860 (-6%)	2mo	$540,000	$290	60
305 Kure Village Way	0.38mi	4/3.5	2,253 (+14%)	0mo	$962,000	$427	58
636 Settlers Ln	0.40mi	3/2.5 (-1)	2,101 (+7%)	5mo	$655,000	$312	56
115 Hanby Ave Unit B	0.73mi	3/2.5 (-1)	1,963 (-0%)	2mo	$789,000	$402	55
115 Hanby Ave Unit A	0.73mi	3/2.5 (-1)	1,963 (-0%)	6mo	$830,000	$423	52
601 Sloop Pointe Ln	0.33mi	3/2.5 (-1)	1,701 (-14%)	8mo	$545,000	$320	46
401 Fort Fisher Blvd S Unit A	0.63mi	4/4.0	2,216 (+13%)	12mo	$1,100,000	$496	38
1017 Trout Ln Unit B	0.67mi	3/3.5 (-1)	1,700 (-14%)	12mo	$628,700	$370	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 88.9%
• Equity multiple: 5.11×
• Total profit: $804,757
• Equity at exit: $104,223

10-year hold

• IRR: 92.0%
• Equity multiple: 10.62×
• Total profit: $1,883,396
• Equity at exit: $60,437

Cash invested: $195,720 (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 28449

• Active inventory: 92
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $24,000 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$227 /mo · $2,727/yr
• Insurance: −$291
• HOA: −$365
• Vacancy / Maint / Mgmt: −$5,040
• Net cashflow: $14,411

Break-even live

Break-even rent $5,758

Max offer price $699,000

Occupancy floor 35%

Sensitivity live

Price	-10% $14,807	-5% $14,609	+0% $14,411	+5% $14,213	+10% $14,015
Rent	-10% $12,515	-5% $13,463	+0% $14,411	+5% $15,359	+10% $16,307
Rate	-1.0pp $14,763	-0.5pp $14,589	base $14,411	+0.5pp $14,230	+1.0pp $14,045

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1622 Swordfish Ln #1 Carolina Beach, NC	4.0	3.5	2476	$24,000	$9.69	22d	1	0.82mi

HOA detail

• Monthly dues: $365 · $4,380/yr
• Likely covers: pool

Listing history 33 events

1. 2026-06-18
   days on market $699,000 Active 83 DOM
2. 2026-06-17
   days on market $699,000 Active 82 DOM
3. 2026-06-16
   days on market $699,000 Active 81 DOM
4. 2026-06-15
   days on market $699,000 Active 80 DOM
5. 2026-06-14
   days on market $699,000 Active 78 DOM
6. 2026-06-13
   days on market $699,000 Active 77 DOM
7. 2026-06-10
   days on market $699,000 Active 75 DOM
8. 2026-06-09
   days on market $699,000 Active 74 DOM
9. 2026-06-08
   days on market $699,000 Active 73 DOM
10. 2026-06-07
    days on market $699,000 Active 72 DOM
11. 2026-06-05
    days on market $699,000 Active 69 DOM
12. 2026-06-03
    pricedays on market $699,000 Active 68 DOM
13. 2026-06-03
    days on market $710,000 Active 67 DOM
14. 2026-05-31
    days on market $710,000 Active 65 DOM
15. 2026-05-30
    days on market $710,000 Active 64 DOM
16. 2026-05-08
    price $710,000
17. 2026-04-17
    price $725,000
18. 2026-02-17
    historical
19. 2026-01-29
    price $730,000
20. 2026-01-21
    price $744,000
21. 2025-11-07
    price $745,000
22. 2025-09-23
    listed $750,000 Active
23. 2025-09-23
    listed $750,000 Active
24. 2013-11-01
    soldstatus $350,000 956-char remark

    Show marketing remark (956 chars)

    Oceanview upscale 4 bedroom townhome with garage in popular Kure View. Beach access is right across the street and you're only a 4 block stroll to the Kure Beach Pier, new Kure Beach Park and several great restaurants. This property offers 3rd floor master bedroom with vaulted ceiling, walk in closet and private deck overlooking pool. Front and back decks on every level lets you enjoy the ocean breezes. Spacious bedroom plus full bath on ground level with no steps to climb. This home comes fully furnished with just a few exceptions and is ready for you to enjoy or take advantage of the income this property generates. New carpet, mattresses, bedding and some new furniture. Plus look at these upgrades not offered in other units - central vacuum, alarm system, solar insulation blanket, solar powered attic fan. So close to the ocean yet outside the flood zone. This is a special property and location you really must see. Call for more information.

25. 2013-10-31
    soldstatus $350,000
26. 2013-08-25
    listed $359,900 956-char remark

    Show marketing remark (956 chars)

    Oceanview upscale 4 bedroom townhome with garage in popular Kure View. Beach access is right across the street and you're only a 4 block stroll to the Kure Beach Pier, new Kure Beach Park and several great restaurants. This property offers 3rd floor master bedroom with vaulted ceiling, walk in closet and private deck overlooking pool. Front and back decks on every level lets you enjoy the ocean breezes. Spacious bedroom plus full bath on ground level with no steps to climb. This home comes fully furnished with just a few exceptions and is ready for you to enjoy or take advantage of the income this property generates. New carpet, mattresses, bedding and some new furniture. Plus look at these upgrades not offered in other units - central vacuum, alarm system, solar insulation blanket, solar powered attic fan. So close to the ocean yet outside the flood zone. This is a special property and location you really must see. Call for more information.

27. 2012-09-27
    historical
28. 2012-01-25
    listed $359,900
29. 2008-02-28
    historical
30. 2007-08-29
    listed $499,000
31. 2004-08-01
    soldstatus $339,000
32. 2004-07-30
    soldstatus $339,000
33. 2003-08-22
    listed $339,900

ⓘ 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: $2,727 · $227/mo
• Projected year-2 tax: $5,732 · $478/mo
• Expected delta: +$3,005/yr (+$250/mo · 110.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $288,000
• − Mortgage interest: −$39,155
• − Property taxes: −$2,727
• − Insurance: −$3,495
• − Repairs & maintenance: −$23,040
• − Management: −$23,040
• − HOA: −$4,380
• − Depreciation: −$20,335
• Taxable income: $171,829
• Est. tax owed @ 24.0%: −$41,239
• After-tax cash flow: $131,691/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 — Kure Beach

• Score: 65/100
• State rank: #303
• US rank: #12563

Category grades

Amenities F Commute F Cost of living F 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: Kure Beach, NC
• Population (ZIP): 2,017

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 6% Serbian 5% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -197.31%
• Current HPI: 246.571
• 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

+108.9% since first listed

18 events — show timeline

• 2026-05-08 Price Changed $710,000 Hive MLS
• 2026-04-17 Price Changed $725,000 Hive MLS
• 2026-02-17 Listing Removed — Hive MLS
• 2026-01-29 Price Changed $730,000 Hive MLS
• 2026-01-21 Price Changed $744,000 Hive MLS
• 2025-11-07 Price Changed $745,000 Hive MLS
• 2025-09-23 Listed $750,000 Hive MLS
• 2025-09-23 Listed $750,000 Hive MLS
• 2013-11-01 Sold (MLS) $350,000 Hive MLS
• 2013-10-31 Sold (Public Records) $350,000 Public Records
• 2013-08-25 Listed $359,900 Hive MLS
• 2012-09-27 Listing Removed — Hive MLS
• 2012-01-25 Listed $359,900 Hive MLS
• 2008-02-28 Listing Removed — Hive MLS
• 2007-08-29 Listed $499,000 Hive MLS
• 2004-08-01 Sold (Public Records) $339,000 Public Records
• 2004-07-30 Sold (MLS) $339,000 Hive MLS
• 2003-08-22 Listed $339,900 Hive MLS

Property tax history

+0.2%/yr

Latest (2025): $2,727 · -20.9% YoY. Source: county tax records.