1810 Jumpin Run Dr, Wilmington 28403: $370K Townhome at $213/sq ft — 17 DOM

Property Summary

1810 Jumpin Run Drive sits in Wilmington's Midtown submarket (28403), one of the most walkable corridors outside downtown, priced at $370,000 with 17 days on market. At $213/sq ft, this 3-bed / 3-bath townhome prices above both active comps in its own community — a spread worth dissecting. For investors and buyer agents tracking the $300K–$450K middle-low segment, this listing tests how much Midtown walkability premiums can stretch in a neighborhood where larger units are listing for less per square foot.

Fast Facts

• Address: 1810 Jumpin Run Drive, Wilmington, NC 28403
• List Price: $370,000
• Beds / Baths: 3 bed / 3 bath
• Square Footage: 1,733 sq ft
• Lot Size: Not confirmed in public listing details; typical Jumpin Run townhome lots estimated at ~0.03–0.05 acres
• Year Built: Not confirmed; Jumpin Run community consistent with 2000s-era construction based on submarket patterns
• Price per Sq Ft: ~$213
• Days on Market: 17
• MLS#: 100546744
• Listed by: Coldwell Banker Sea Coast Advantage

What Stands Out

• Three full bathrooms in a sub-$400K townhome is uncommon in this price band — most comps in the corridor offer 2 or 2.5 baths at this range.
• $213/sq ft is the highest per-square-foot ask among the three active Jumpin Run listings, despite being the smallest unit by square footage (1,733 vs. 1,886 and 1,982 sq ft).
• 17 DOM is well below the roughly 63-day citywide average (per Q4 2025 data), suggesting either strong early interest or aggressive initial pricing designed to generate urgency.
• Midtown walkability is a legitimate demand driver: the property sits 1–2 miles from UNCW, near the Oleander Drive restaurant corridor, Independence Mall, and Hugh MacRae Park (~2 miles).
• HOA fees are expected but not disclosed in available listing data — a material variable for cash-flow modeling.

Pricing Lens

At $213/sq ft, the subject carries a $12–$59 premium per square foot over its two closest active comps within the same Jumpin Run community. The discount on the larger units suggests that either condition, interior upgrades, or floor plan drive the differential — or that the subject is simply testing the upper boundary of what the community can support.

Key observation: The 2101 Jumpin Run listing at $305,000 and $154/sq ft is a notable outlier — $65,000 less for 249 more square feet. Buyers should investigate whether that spread reflects condition differences, deferred maintenance, or a motivated seller. No recent closed sales in Jumpin Run were available in public search results at time of analysis. Citywide, typical 28403 closed sales for 3-bed homes range $350K–$450K, and the median active list price in the zip code is $385,000, putting the subject $15,000 below median.

Neighborhood & Market Context

Midtown/28403 carries 169 active residential listings as of the most recent data pull, with robust sub-$400K inventory — 262 homes citywide under $400K, many concentrated in this zip code. This is not a supply-constrained segment.

UNCW's proximity supports a steady renter pool (students, faculty, medical professionals at nearby Novant Health New Hanover Regional Medical Center, located approximately 2–3 miles south on S. 17th Street), which matters for investors evaluating long-term rental potential. The Oleander Drive commercial corridor continues to see incremental tenant turnover and reinvestment, reinforcing Midtown's position as a functional mixed-use neighborhood rather than a purely residential pocket.

Demand signals are moderate: the citywide average of 1 offer per listing and an average of roughly 63 DOM (Q4 2025 data) indicate a balanced-to-buyer-favorable market. The subject's 17 DOM is early-stage — meaningful price discovery hasn't fully played out yet.

Risks & Watch-Outs

• Flood zone status is unconfirmed. The Oleander corridor includes variable FEMA designations. A flood zone determination could add $569–$1,040+ annually in NFIP insurance costs depending on zone risk level — verify via New Hanover County GIS.
• HOA fees are not disclosed in available listing data. For Jumpin Run townhomes, HOA typically covers exterior maintenance and common areas — the monthly amount directly impacts net operating income for investors.
• Year built is unconfirmed. If 2000s-era construction, major systems (HVAC, water heater, roof) may be approaching or past the 15–20-year replacement window.
• No verified closed comps were available in the immediate community — pricing confidence is based on active listings only, which reflect ask prices, not market-validated values.
• Three active listings in the same small community creates localized supply pressure. Buyers have leverage to negotiate.

Before You Buy

• Pull the FEMA flood zone determination from New Hanover County GIS and request a flood insurance quote before underwriting
• Confirm exact HOA monthly fee, reserve fund balance, and any pending special assessments from the HOA management company
• Verify year built, roof age, HVAC age, and water heater age — request maintenance records
• Review closed sale history in Jumpin Run via New Hanover County Register of Deeds or Redfin sold data to establish actual market comps, not just active asks
• Investigate the $65,000 price gap between the subject and 2101 Jumpin Run Dr — determine whether condition, layout, or seller motivation explains the spread
• If evaluating for rental income, pull current lease comps for 3-bed Midtown townhomes near UNCW and model against confirmed HOA + insurance costs
• Confirm tax-assessed value via New Hanover County tax records and compare to list price