Daphne 3-Story 2-Car Garage Plan · Murraysville, NC 28429

$275,990

3 bd · 2.5 ba · 1,792 sqft · SingleFamily · 17 Days on market

Excellent condition

---

Why this score? — see what drove the F 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 +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• Cash flow +4.1/30.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This three-story townhome includes three bedrooms, two full bathrooms, two half bathrooms, and a two-car garage. The porch and garage entrances lead to a half bathroom and flex space, which can be converted into an office or guest bedroom with a full bathroom. The garage entrance offers an optional bench and cubbies or organizational cabinet. The first flight of stairs leads to the open concept great room with optional deck access, a fireplace, and built-ins, which flows directly into the kitchen and eat-in area. A powder room completes the second floor. The third floor includes the primary suite with a walk-in closet and an optional boxed ceiling and dual vanities. Down the hall, you will

Key facts

• Dual vanities
• Walk-in closet
• Laundry closet

Tags

• OPTIONAL DECK ACCESS
• FIREPLACE
• BUILT-INS
• WALK-IN CLOSET
• DUAL VANITIES
• LAUNDRY CLOSET

Property features AI

Finance

• Other: Address marketed as Daphne 3-Story 2-Car Garage Plan, Castle Hayne, NC 28429; Inventory type: Plan (new construction)
• Financial info: List price $275,990

Exterior

• Parking: 2-car garage (per plan)
• Home design: 3-story design; Daphne 3-Story 2-Car Garage plan
• Exterior features: Living area of 1792

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan home — details per builder's Daphne 3-Story design

🏗️ New construction. The $275,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $455,168.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $276k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (13.1% below list).
• Recommended offer: $240k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 3.0% vs local median 4.1% in Murraysville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 66/100 on livability (#294 in NC) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: employment C-, schools D, health & safety D.
• 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.
• Market conditions: 185 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,581 units permitted in New Hanover County in 2024 (1,185 in 5+ unit buildings).
• This rent runs 40% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Recommended offer $239,871 (13.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.53% ✗
• Cap rate: 3.00%
• Cash-on-cash: -11.78%
• DSCR: 0.48
• GRM: 15.8

CMA / ARV

• ARV (on-the-fly): $455,168
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5600 Sidbury Rd	0.30mi	3/2.0	1,854 (+4%)	13mo	$406,715	$219	67
4001 Ennis Acres Dr	0.47mi	3/2.0	1,936 (+8%)	10mo	$817,500	$422	55
5813 Sidbury Rd	0.64mi	4/3.0 (+1)	1,558 (-13%)	7mo	$395,000	$254	36

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: -37.9%
• Equity multiple: -0.20×
• Total profit: $-153,371
• Equity at exit: $67,867

10-year hold

• IRR: -56.2%
• Equity multiple: -0.85×
• Total profit: $-235,968
• Equity at exit: $39,355

Cash invested: $127,447 (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 28429

• Active inventory: 185
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,399 medium
• Mortgage (P&I): −$2,387
• Tax est. 1.5%: −$569 /mo · $6,828/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-1,251

Break-even live

Break-even rent $3,982

Max offer price $274,207

Occupancy floor —

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: $113,792
• Closing costs: $13,655
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4605 Sidbury Crossing Dr Castle Hayne, NC	1.0–3.0	1.0–2.0	1031	$2,017	$1.96	14d	89	0.29mi
6105 Dichondra Dr Castle Hayne, NC	3.0–5.0	2.0–3.0	2064	$2,519	$1.22	14d	12	0.70mi
4413 Cohan Cir Wilmington, NC	1.0–3.0	1.0–3.0	979	$1,695	$1.73	14d	20	1.18mi

Listing history 14 events

1. 2026-06-18
   days on market $275,990 Active 17 DOM
2. 2026-06-17
   days on market $275,990 Active 16 DOM
3. 2026-06-16
   days on market $275,990 Active 15 DOM
4. 2026-06-15
   days on market $275,990 Active 14 DOM
5. 2026-06-14
   days on market $275,990 Active 12 DOM
6. 2026-06-13
   days on market $275,990 Active 11 DOM
7. 2026-06-10
   days on market $275,990 Active 9 DOM
8. 2026-06-09
   days on market $275,990 Active 8 DOM
9. 2026-06-08
   days on market $275,990 Active 7 DOM
10. 2026-06-07
    days on market $275,990 Active 6 DOM
11. 2026-06-05
    days on market $275,990 Active 3 DOM
12. 2026-06-03
    days on market $275,990 Active 2 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $275,990 Active 1 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: $28,785
• − Mortgage interest: −$25,496
• − Property taxes: −$6,828
• − Insurance: −$2,276
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − Depreciation: −$13,241
• Taxable loss: −$23,662
• Est. tax savings @ 24.0%: +$5,679
• After-tax cash flow: $-9,328/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 · 6 photos

Excellent 100/100 None rehab

This three-story townhome is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has the potential to be further enhanced with minor updates to increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping improvements — Well-maintained landscaping can improve the overall appearance and attract potential buyers/tenants.
• Both New flooring in high-traffic areas — Fresh flooring can improve the look and feel of the home, making it more appealing to buyers/tenants.
• Both New kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers/tenants.
• Both New bathroom fixtures — Upgrading the bathroom fixtures can make the home more appealing to potential buyers/tenants.
• Both New HVAC system — A new HVAC system can improve the comfort and energy efficiency of the home, making it more appealing to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the overall appearance and attract potential buyers/tenants. ↑
• Both New flooring in high-traffic areas — Fresh flooring can improve the look and feel of the home, making it more appealing to buyers/tenants. ↑
• Both New kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers/tenants. ↑
• Both New bathroom fixtures — Upgrading the bathroom fixtures can make the home more appealing to potential buyers/tenants. ↑
• Both New HVAC system — A new HVAC system can improve the comfort and energy efficiency of the home, making it more appealing to potential buyers/tenants. ↑

ⓘ 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: 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 — Murraysville

• Score: 66/100
• State rank: #294
• US rank: #12387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Hanover County · 232,153 people
• Metro: Wilmington, NC
• Population (ZIP): 9,662
• Household income: $72,337
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 110.0

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 (71%)
• Race & ethnicity: White 71% Black 14% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 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: ▼ -120.39%
• Current HPI: 220.4084
• Rent YoY: —
• 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