2086 Osprey Isle Ln SW · Shallotte, NC 28469

$252,350

3 bd · 3.0 ba · 1,437 sqft · Townhouse · 9 Days on market

Built 2026 Good condition Est $239k · 6% over

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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 +12.7/30.0
• ARV discount +4.9/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home provides low-maintenance living with everything you need on the first floor. Past the foyer is a fully equipped kitchen which connects to the dining and living spaces, along with an attached patio for indoor-outdoor activities. The owner's suite with a private bathroom and walk-in closet is located at opposite ends of the home from the secondary bedroom. Upstairs, a versatile bedroom suite provides additional space for homeowners to customize as they please.

Key facts

• Walk-in closet
• Private bathroom
• Attached patio

Tags

• FULLY EQUIPPED KITCHEN
• ATTACHED PATIO
• PRIVATE BATHROOM
• WALK-IN CLOSET
• VERSATILE BEDROOM SUITE

Property features AI

Finance

• Financial info: List price $303,700

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family property (new construction, Plan: BLAKELY); Status: Active
• Exterior features: Located at 2086 Osprey Isle Ln SW, Ocean Isle Beach, NC 28469

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home (new construction, Plan: BLAKELY); Living area approximately 1,437

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $252k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-26 ($-308/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (13.8% below list).
• Recommended offer: $218k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% in Shallotte — 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 63/100 on livability (#411 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, crime F, amenities 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: Union Elementary (math 83% / reading 76%, grade A, #24 of 1,410 statewide, top 2%, 571 students, 100% FRL); Shallotte Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 674 students, 100% FRL); West Brunswick High (math 50% / reading 56%, grade C-, #281 of 535 statewide, top 53%, 1,526 students, 100% FRL) — zoned schools average 100% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 59% at this address vs 46% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Brunswick County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 539 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Brunswick County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $217,500 (13.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $238,542
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2082 Osprey Isle Ln SW Lot 53 Blakely	0.01mi	3/3.0	1,437 (0%)	1mo	$232,000	$161	99
2066 Osprey Isle Ln SW Unit 49 Blakely	0.03mi	3/3.0	1,437 (0%)	1mo	$225,900	$157	98
2054 Osprey Isle Ln SW Lot 46 Blakely	0.05mi	3/3.0	1,437 (0%)	1mo	$235,900	$164	97
2050 Osprey Isle Ln SW Lot 45 Blakely	0.05mi	3/3.0	1,437 (0%)	2mo	$249,000	$173	96
2057 Osprey Isle Ln SW Unit 73 Blakely	0.05mi	3/3.0	1,437 (0%)	4mo	$240,000	$167	95
2045 Osprey Isle Ln SW Unit 70 Blakely	0.07mi	3/3.0	1,437 (0%)	3mo	$239,900	$167	94
1736 Hunting Harris Ct SW Lot 8 Blakely	0.11mi	3/3.0	1,437 (0%)	4mo	$234,000	$163	92
1736 Hunting Harris Ct #8	0.12mi	3/3.0	1,437 (0%)	4mo	$234,000	$163	91
1732 Hunting Harris Ct SW Lot 7 Blakely	0.12mi	3/3.0	1,437 (0%)	4mo	$239,000	$166	91
1732 Hunting Harris Ct #7	0.12mi	3/3.0	1,437 (0%)	4mo	$239,000	$166	91
2025 Osprey Isle Ln SW Lot 65 Blakeley	0.15mi	3/3.0	1,437 (0%)	3mo	$247,500	$172	90
2029 Osprey Isle Ln SW Lot 66 Blakeley	0.15mi	3/3.0	1,437 (0%)	3mo	$244,500	$170	90

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-42,495
• Equity at exit: $37,626

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-38,977
• Equity at exit: $21,819

Cash invested: $70,658 (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 28469

• Active inventory: 539
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,175 medium
• Mortgage (P&I): −$1,323
• Tax est. 1.5%: −$315 /mo · $3,785/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-26

Break-even live

Break-even rent $2,208

Max offer price $248,633

Occupancy floor 96%

Sensitivity live

Price	-10% $149	-5% $62	+0% $-26	+5% $-113	+10% $-200
Rent	-10% $-198	-5% $-112	+0% $-26	+5% $60	+10% $146
Rate	-1.0pp $101	-0.5pp $38	base $-26	+0.5pp $-91	+1.0pp $-158

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: $63,088
• Closing costs: $7,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
855 Bertwood Rd SW Ocean Isle Beach, NC	3.0	2.0	1750	$2,175	$1.24	25d	1	0.33mi

Listing history 5 events

1. 2026-06-03
   pricedays on market $252,350 Active 9 DOM
2. 2026-06-02
   days on market $247,350 Active 8 DOM
3. 2026-06-01
   days on market $247,350 Active 7 DOM
4. 2026-05-31
   days on market $247,350 Active 6 DOM
5. 2026-05-30
   days on market $247,350 Active 5 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: $26,100
• − Mortgage interest: −$14,136
• − Property taxes: −$3,785
• − Insurance: −$1,262
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$7,341
• Taxable loss: −$4,600
• Est. tax savings @ 24.0%: +$1,104
• After-tax cash flow: $796/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 · 13 photos

Good 80/100 Cosmetic rehab

This two-story townhouse is in good condition with modern finishes and low-maintenance living. A fresh coat of paint and some landscaping improvements would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Trim landscaping — Improves curb appeal and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Trim landscaping — Improves curb appeal and rental appeal ↑

ⓘ 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 — Shallotte

• Score: 63/100
• State rank: #411
• US rank: #15490

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B Housing A+ Health & safety D User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,219
• Population (ZIP): 9,364

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Black 2% Two or more races 1%
• Common ancestry: Romanian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1%

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: ▼ -270.51%
• Current HPI: 143.229
• 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