2093 Osprey Isle Ln SW Unit 82 Blakely · Shallotte, NC 28469

$243,000

3 bd · 3.0 ba · 1,437 sqft · SingleFamily

Built 2026 Excellent condition 3,485 sqft lot Est $253k · at est. $135/mo HOA · 6% 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 +11.1/30.0
• ARV discount +9.3/15.0
• Condition / age +4.8/5.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Osprey Isle is our newest community in Brunswick County. This new two-story duplexprovides 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, an airy bonus room/ 3rd bedroom provides additional space for homeowners to customize as they please. Future Amenities include pool, picnic area, playground area, sidewalks in the community and common areas. Osprey Isle is close to the beach, golfing

Key facts

• 3,485 sq ft lot
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $243k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (10.5% below list).
• Recommended offer: $218k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 536 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 $7k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $217,500 (10.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.90% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $252,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 Cooper Hawk Ln SW	0.20mi	3/2.0	1,474 (+3%)	1mo	$248,000	$168	82
1122 Cooper Hawk Ln SW Lot 203 Newlin	0.24mi	3/2.0	1,474 (+3%)	1mo	$240,000	$163	80
6287 Swainson St SW Lot 113 Newlin	0.23mi	3/2.0	1,474 (+3%)	7mo	$235,000	$159	76
6287 Lot 113 Newlin Swainson St SW	0.24mi	3/2.0	1,474 (+3%)	7mo	$235,000	$159	75
343 Glendale Arbor Dr SW #137	0.48mi	3/2.0	1,410 (-2%)	1mo	$247,900	$176	70
512 Belfort Ln SW #148	0.46mi	3/2.0	1,410 (-2%)	3mo	$259,900	$184	69
1226 Black Kite Ct SW Lot 262 Beckman	0.23mi	3/2.0	1,260 (-12%)	0mo	$245,000	$194	64
1126 Lot 202 Beckman Cooper Hawk Ln	0.25mi	3/2.0	1,260 (-12%)	2mo	$230,000	$183	63
1126 Cooper Hawk Ln SW Lot 202 Beckman	0.25mi	3/2.0	1,260 (-12%)	2mo	$230,000	$183	63
1046 Beechridge Dr SW #69	0.44mi	3/2.0	1,583 (+10%)	1mo	$279,900	$177	58
1038 Beechridge Dr SW #71	0.44mi	3/2.0	1,583 (+10%)	3mo	$264,900	$167	56
978 Hillrose Ln SW #6	0.52mi	3/2.0	1,583 (+10%)	2mo	$267,100	$169	53

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-45,379
• Equity at exit: $36,232

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-46,924
• Equity at exit: $21,010

Cash invested: $68,040 (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: 536
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,175 medium
• Mortgage (P&I): −$1,274
• Tax est. 1.5%: −$304 /mo · $3,645/yr
• Insurance: −$101
• HOA: −$135
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-96

Break-even live

Break-even rent $2,297

Max offer price $229,099

Occupancy floor 99%

Sensitivity live

Price	-10% $72	-5% $-12	+0% $-96	+5% $-180	+10% $-264
Rent	-10% $-268	-5% $-182	+0% $-96	+5% $-10	+10% $76
Rate	-1.0pp $26	-0.5pp $-34	base $-96	+0.5pp $-159	+1.0pp $-223

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: $60,750
• Closing costs: $7,290
• 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	24d	1	0.39mi

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: pool

Listing history 2 events

1. 2026-05-25
   historical
2. 2026-05-14
   listed $243,000

ⓘ 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: −$13,612
• − Property taxes: −$3,645
• − Insurance: −$1,215
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − HOA: −$1,620
• − Depreciation: −$7,069
• Taxable loss: −$5,237
• Est. tax savings @ 24.0%: +$1,257
• After-tax cash flow: $104/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

Excellent 95/100 None rehab

This newly constructed two-story duplex is move-in ready with excellent condition and modern finishes. It offers low-maintenance living with a spacious floor plan and ample natural light.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes interior and exterior
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ 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

Price history

2 events — show timeline

• 2026-05-25 Listing Removed — Hive MLS
• 2026-05-14 Listed $243,000 Hive MLS