Prepared for the Del Webb Wilmington at Mallory Creek HOA Board of Directors · Leland, North Carolina · 800 ranch homesites at build-out · a Pulte Homes / Del Webb 55+ active adult community
NOI Energy proposes a Preferred Energy Partner relationship with the Del Webb Wilmington at Mallory Creek HOA: a $0-capex rooftop solar program available to every homeowner across all 800 planned homesites, with NOI paying the HOA a per-home community partnership fee that grows as the community builds out and residents opt in.
Del Webb Wilmington at Mallory Creek is different from the multifamily rental communities NOI typically serves: homes are individually owned, not leased. That changes the mechanics of the program, but not the underlying opportunity. Because homeowners — not a rental operator — hold title to each roof, NOI's standard "community owner keeps the lease spread" model doesn't apply here. Instead, NOI finances each participating home's solar system directly with the homeowner at $0 down, the homeowner claims the 30% federal Investment Tax Credit and owns the asset outright, and NOI recognizes the HOA as the community's Preferred Energy Partner — paying a flat per-home annual fee, funded from NOI's own financing margin, that the HOA can apply toward dues relief or clubhouse and amenity operating costs.
The program runs on two parallel paths. For homes not yet built, NOI coordinates directly with the Pulte/Del Webb trade partners to install solar during construction, before roofing is complete — lower cost, cleaner integration, and the system is live the day a resident moves in. For the roughly 100+ homes already sold or under a completed roof, NOI runs a standard homeowner-elected retrofit program, available on the same terms to any resident in the community, regardless of when they closed.
Every home that enrolls, in either path, is $0 down for the homeowner: NOI finances the full system cost at a fixed 8.99% rate over 20 years, and the homeowner's 30% ITC is applied as a year-one paydown that lowers the monthly payment for the balance of the term. On the builder path, the resulting payment runs below the value of the electricity the system produces — a modest positive monthly spread for the homeowner from month one. On the retrofit path, the higher standalone install cost keeps the program closer to breakeven on a pure monthly basis, so it is sold on rate protection, asset ownership, and hurricane-season backup power (with the optional battery add-on), not on day-one savings alone.
NOI is a licensed hurricane-rated racking and equipment specification (IronRidge XR100, wind-code compliant) is particularly relevant here: Leland sits in an active hurricane corridor near Wilmington, and the optional EcoFlow battery add-on gives residents portable backup power during outages — a differentiated amenity for a 55+ community that a standard HOA program cannot otherwise offer.
| Year | Homes Enrolled | % of 800 Homesites | HOA Fee / Home | Annual HOA Income |
|---|---|---|---|---|
| Year 1 | 100 | 12.5% | $150 | $15,000 |
| Year 2 | 175 | 22% | $150 | $26,250 |
| Year 3 | 250 | 31% | $150 | $37,500 |
| Year 4 | 320 | 40% | $150 | $48,000 |
| Year 5 | 400 | 50% | $150 | $60,000 |
| 5-Year Cumulative HOA Income | $186,750 | |||
At 50% program penetration by Year 5 (400 of 800 homesites), the HOA receives an estimated $186,750 in cumulative partnership income with zero capital outlay, zero maintenance obligation, and zero credit exposure — while residents who enroll gain a $0-down, NOI-financed rooftop solar system, capture an estimated $2.05 million in combined federal tax credits community-wide, and gain the option of battery backup heading into hurricane season.
Del Webb Wilmington at Mallory Creek is a 55+ active adult, master-planned community of 800 new ranch homesites in Leland, North Carolina, built by Pulte Homes under the Del Webb brand. Homes are single-story ranch designs across three collections — Scenic (from $379,990, 1,223+ sq ft), Distinctive (from $464,990, 1,809+ sq ft), and Echelon (from $528,990, 2,179+ sq ft) — ranging up to 2,712 sq ft. The community sits off River Road near Highway 17 and I-140/40, roughly 15 minutes from downtown Wilmington and 30 minutes from Wrightsville, Carolina, and Southport beaches.
Amenities include a 20,000+ sq ft clubhouse, indoor and outdoor pools, indoor and outdoor spas, a fitness center, pickleball and bocce courts, a dog park, walking trails, community garden, and an onsite lifestyle director — all funded through HOA dues, which already include high-speed internet as a bulk amenity. The partnership fee described in this proposal is structured the same way: an HOA revenue line, not a resident bill line item.
| Community Snapshot | |
|---|---|
| Address | 1111 Arrowglass Court, Leland, NC 28479 |
| Builder | Pulte Homes (Del Webb brand) |
| Community type | 55+ active adult, single-story ranch, owner-occupied |
| Homesites at build-out | 800 |
| Home collections | Scenic, Distinctive, Echelon |
| Home size range | 1,223 – 2,712 sq ft |
| Price range | $379,990 – $714,410+ |
| Construction status | Active — homes available now through late-2026 completions |
| Metric | Value | Notes |
|---|---|---|
| Utility | Brunswick Electric Membership Corp. (BEMC) | Largest residential supplier in Leland / Brunswick County |
| Avg. residential rate | ~$0.146/kWh | Leland-area average, subject to confirmation on live BEMC bill |
| Avg. residential monthly bill | ~$144 – $180/mo | Varies with home size; larger Del Webb ranch homes run toward the higher end |
| Estimated peak sun hours | ~4.5 hrs/day | Typical coastal-NC solar resource; confirm with formal PVWatts run |
| Recommended system size | ~7.1 kW (17 panels) | Sized to offset a meaningful share of a typical Del Webb home's usage |
Because Mallory Creek is still building out, NOI can reach every home in the community through one of two coordinated paths — whichever fits where that home is in its construction timeline.
For homesites not yet framed or roofed, NOI works directly with Pulte's electrical and roofing trade contractors to install conduit, mounting attachment points, and — where the buyer elects solar at contract — the full system before shingles go on.
For the 100+ homes already closed or under a completed roof, NOI runs a standard opt-in retrofit program — open to any Mallory Creek homeowner, regardless of when they purchased, on the same $0-down financing terms.
| Comparison | Path A — Builder | Path B — Retrofit |
|---|---|---|
| Installed cost / watt | ~$2.30/W | ~$2.60/W |
| System cost (7.1 kW) | ~$16,400 | ~$18,600 |
| Install timing | During construction, before roofing | Any time after closing |
| ITC eligibility | Full 30%, new asset | Full 30%, no re-roof involved |
| Ideal candidate | Homes not yet under roof | Any closed / move-in ready home |
| Component | Spec |
|---|---|
| Solar panel | SEG Solar 420W Monocrystalline PERC, BNEF Tier 1 |
| Inverter | EcoFlow PowerOcean, hybrid grid-tied + battery-ready |
| Racking | IronRidge XR100, hurricane-rated, NC wind code compliant |
| Battery (opt-in) | EcoFlow DELTA Pro Ultra, portable, scalable |
| EV charger (opt-in) | EcoFlow L2, 48A, smart scheduling |
| Monitoring | EcoFlow cloud app + NOI billing/servicing platform |
| Homeowner Economics by Path (7.1 kW system) | Path A — Builder | Path B — Retrofit |
|---|---|---|
| System cost | $16,400 | $18,600 |
| 30% ITC value | $4,920 | $5,580 |
| Financed balance after ITC paydown | $11,480 | $13,020 |
| Monthly loan payment (post-ITC, 8.99%/19 yrs) | $105 | $119 |
| Estimated monthly solar value | $115 | $115 |
| Homeowner net monthly spread | +$10/mo | –$4/mo |
On pure monthly cash flow, the retrofit path runs close to breakeven, not clearly positive — the higher standalone install cost eats most of the spread that the ITC creates. Sell it on structure, not price: $0 down, a fixed-rate 20-year payment that doesn't rise with BEMC's rates, a homeowner-owned asset that can add resale value, roughly $5,580 in captured federal tax credit, and — for residents who add the battery option — real backup power for hurricane season. Confirm your CPA treatment of the ITC; NOI is not a tax advisor.
| Year | Homes Enrolled | Annual HOA Income | Cumulative |
|---|---|---|---|
| Year 1 | 100 | $15,000 | $15,000 |
| Year 2 | 175 | $26,250 | $41,250 |
| Year 3 | 250 | $37,500 | $78,750 |
| Year 4 | 320 | $48,000 | $126,750 |
| Year 5 | 400 | $60,000 | $186,750 |
Illustrative monthly comparisons for a typical Mallory Creek ranch home, before and after enrolling in the NOI program.
Both scenarios lock the household's energy-related payment at a fixed level for 19 remaining years, while BEMC's rate — like most regulated NC utility rates — is expected to rise over time. The comparison widens in the homeowner's favor every year the program is in place, even where the day-one spread is roughly flat.