2118 Wild Indigo Cir NW · Calabash, NC 28467

$215,950

3 bd · 3.0 ba · 1,437 sqft · Townhouse · 50 Days on market

Built 2026 Excellent condition $150/sqft · 5% below area Est $228k · 5% under

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Why this score? — see what drove the C- 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 +16.7/30.0
• ARV discount +10.0/15.0
• DSCR +5.2/10.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• 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

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $216k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (4.7% below list).
• Recommended offer: $206k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.9% in Calabash — 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 61/100 on livability (#487 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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: Jessie Mae Monroe Elementary (math 43% / reading 41%, grade F, #633 of 1,410 statewide, top 48%, 394 students, 99% 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.
• Market conditions: 972 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 33% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 50 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Recommended offer $205,715 (4.7% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $228,393
• List price: $215,950
• Delta: -5.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2130 Wild Indigo Cir NW Lot 191	0.11mi	3/3.0	1,437 (0%)	2mo	$239,000	$166	93
2049 Wild Indigo Cir NW	0.08mi	3/3.0	1,457 (+1%)	2mo	$245,000	$168	92
2013 Wild Indigo Cir NW	0.04mi	3/3.0	1,457 (+1%)	6mo	$239,500	$164	90
2083 NE Wild Indigo Cir NW #93	0.05mi	3/3.0	1,457 (+1%)	9mo	$223,000	$153	88
2088 NE Wild Indigo Cir NW #200	0.04mi	3/3.0	1,457 (+1%)	10mo	$215,000	$148	88
2041 Wild Indigo Cir NW #103	0.08mi	3/3.0	1,457 (+1%)	11mo	$214,150	$147	85
2091 Wild Indigo Cir NW #91	0.11mi	3/3.0	1,457 (+1%)	10mo	$224,000	$154	84
2115 NW Wild Indigo Circle End Unit W #85	0.14mi	3/3.0	1,457 (+1%)	9mo	$230,000	$158	84
2100 NE Wild Indigo Cir NW #197	0.14mi	3/3.0	1,457 (+1%)	10mo	$212,000	$146	83
2080 NE Wild Indigo Cir NW #202	0.30mi	3/3.0	1,457 (+1%)	10mo	$226,200	$155	75
330 S Middleton Dr NW Unit 505	0.53mi	2/2.0 (-1)	1,275 (-11%)	3mo	$187,500	$147	45
1215 N Middleton Dr NW Apt 2505	0.45mi	2/2.0 (-1)	1,270 (-12%)	9mo	$210,000	$165	43

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-26,506
• Equity at exit: $32,199

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-12,067
• Equity at exit: $18,671

Cash invested: $60,466 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 62 active · 11 under contract
• Months of supply: 33.8 mo (3%/mo absorbed)
• Median asking: $229,250 ($170/sqft)
• Median days on market: 48 d
• This list price: 32% of active listings are priced below it
• ARV vs active asking: -6.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28467

• Home prices YoY: -33.7%
• Active inventory: 972
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$1,132
• Tax est. 1.5%: −$270 /mo · $3,239/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $133

Break-even live

Break-even rent $1,889

Max offer price $215,950

Occupancy floor 89%

Sensitivity live

Price	-10% $282	-5% $207	+0% $133	+5% $58	+10% $-16
Rent	-10% $-30	-5% $52	+0% $133	+5% $214	+10% $295
Rate	-1.0pp $242	-0.5pp $188	base $133	+0.5pp $77	+1.0pp $20

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: $53,988
• Closing costs: $6,478
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8837 Ladson Ln NW Carolina Shores, NC	3.0	3.0	1457	$1,775	$1.22	119d	1	0.35mi
8825 Wadsworth Dr NW Calabash, NC	3.0	2.0	1512	$2,400	$1.59	109d	1	0.49mi
8855 Radcliff Dr NW Unit 10D Calabash, NC	3.0	2.0	1402	$1,600	$1.14	6d	1	0.94mi
395 S Crow Creek Dr NW Calabash, NC	2.0	2.0	1162	$1,550	$1.33	109d	1	1.43mi
395 S Crow Creek Dr NW #1717 Calabash, NC	2.0	2.0	1149	$1,600	$1.39	6d	1	1.45mi
240 Woodlands Way #17 Calabash, NC	2.0	2.0	1176	$1,800	$1.53	109d	1	1.49mi

Listing history 25 events

1. 2026-08-06
   days on market $215,950 Active 50 DOM
2. 2026-08-05
   days on market $215,950 Active 49 DOM
3. 2026-08-04
   days on market $215,950 Active 48 DOM
4. 2026-08-03
   pricedays on market $215,950 Active 47 DOM
5. 2026-07-31
   days on market $214,950 Active 44 DOM
6. 2026-07-30
   days on market $214,950 Active 42 DOM
7. 2026-07-27
   pricedays on market $214,950 Active 40 DOM
8. 2026-07-25
   pricedays on market $217,950 Active 38 DOM
9. 2026-07-24
   days on market $217,450 Active 37 DOM
10. 2026-07-23
    days on market $217,450 Active 36 DOM
11. 2026-07-22
    days on market $217,450 Active 35 DOM
12. 2026-07-22
    price $217,450 Active 34 DOM
13. 2026-06-15
    days on market $229,900 Active 34 DOM
14. 2026-06-14
    days on market $229,900 Active 32 DOM
15. 2026-06-13
    pricedays on market $229,900 Active 31 DOM
16. 2026-06-10
    days on market $239,400 Active 29 DOM
17. 2026-06-09
    days on market $239,400 Active 28 DOM
18. 2026-06-08
    days on market $239,400 Active 27 DOM
19. 2026-06-07
    days on market $239,400 Active 26 DOM
20. 2026-06-05
    days on market $239,400 Active 23 DOM
21. 2026-06-03
    pricedays on market $239,400 Active 22 DOM
22. 2026-06-02
    days on market $234,400 Active 21 DOM
23. 2026-06-01
    days on market $234,400 Active 20 DOM
24. 2026-05-31
    days on market $234,400 Active 19 DOM
25. 2026-05-30
    days on market $234,400 Active 18 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: $24,686
• − Mortgage interest: −$12,097
• − Property taxes: −$3,239
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$6,282
• Taxable loss: −$1,962
• Est. tax savings @ 24.0%: +$471
• After-tax cash flow: $2,064/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 · 1 photo

Excellent 100/100 None rehab

This move-in-ready townhouse is in excellent condition with no visible repairs needed. It offers a low-maintenance living experience and has the potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Replace flooring in bathrooms — Modern flooring in bathrooms improves resale value. ↑
• Both Install smart home automation — Smart home features can increase both resale and rental appeal by offering convenience and energy efficiency. ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Jessie Mae Monroe Elementary F NC #633/1,410 Nat'l #17,861/41,679 Middle Shallotte Middle D NC #160/475 Nat'l #4,622/14,009 High West Brunswick High C- NC #281/535 Nat'l #4,893/17,239

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

C Composite livability gradescore 61/100

Livability — Calabash

• Score: 61/100
• State rank: #487
• US rank: #17866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 152,111 people
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 13,313
• Household income: $75,341
• Rent vs Own: 10.4% rent · 89.6% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

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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: ▼ -67.90%
• Current HPI: 133.7186
• Rent YoY: —
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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