2184 Bayside St SW · Holden Beach, NC 28462

$269,000

4 bd · 2.0 ba · 1,781 sqft · SingleFamily public records · 69 Days on market

Built 2021 10,454 sqft lot Est $290k · 7% under $50/mo HOA · 2% 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 +13.9/30.0
• ARV discount +10.8/15.0
• DSCR +4.2/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will love this DELIGHTFUL NEW Single-Story Home in the Harbor Bay Community! The desirable Radford Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Appliances (Includes: Range, Microwave hood, and Dishwasher). Additionally, the primary suite has a private bath with dual vanity sinks and a walk-in closet. This home also includes 3 more bedrooms and a full secondary bath. Outside, there is a relaxing patio space.

Key facts

• Open design
• Gorgeous cabinets
• Granite countertops

Tags

• SINGLE-STORY HOME
• HARBOR BAY COMMUNITY
• OPEN DESIGN
• GORGEOUS CABINETS
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $600 (approximately $50/month); Association provides management and tax services

Exterior

• Parking: 2 total parking spaces; 2-car attached garage; Additional parking on concrete, off-street paved area
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Water service available
• Home design: Single-family residence; One story; Entry level: main floor living
• Construction: Vinyl siding on frame construction; Shingle/composition roof; Slab foundation; Built as single-story (one level)
• Exterior features: Covered patio; Patio; Open lot; Paved road frontage on city street and state road; Has view; Accessible doors; No fencing

Interior

• Kitchen: Electric oven; Dishwasher; Microwave; Pantry
• Bedrooms: Master downstairs
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central Air conditioning; Electric forced-air heating
• Interior features: Master suite on the main level; Walk-in closet(s); Pantry; Insulated windows
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $31 ($371/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 $216k (19.9% below list).
• Recommended offer: $216k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.0% in Holden Beach — 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 65/100 on livability (#334 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing A; Watch: cost of living D, health & safety D, 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: Supply Elementary (math 46% / reading 39%, grade F, #625 of 1,410 statewide, top 45%, 539 students, 99% FRL); Cedar Grove Middle (math 30% / reading 36%, grade F, #305 of 475 statewide, top 65%, 434 students, 99% 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: 513 active listings in the ZIP; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 43% of the median local income ($60k/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 $2k of loan paydown is wiped out by about $8k 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 69 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,592 (19.9% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.80% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $290,303
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2185 Bayside St SW	0.04mi	4/3.0	1,852 (+4%)	16mo	$287,900	$155	74
2162 Bayview Dr SW	0.13mi	3/2.0 (-1)	1,635 (-8%)	12mo	$267,000	$163	65
2187 Bayview Dr SW	0.14mi	4/2.0	1,636 (-8%)	21mo	$270,000	$165	62
2165 Bayside St SW	0.11mi	3/2.0 (-1)	1,525 (-14%)	17mo	$276,000	$181	52
2155 Bayview Dr SW	0.18mi	4/2.5	2,040 (+14%)	24mo	$308,000	$151	46

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-41,704
• Equity at exit: $40,109

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-34,116
• Equity at exit: $23,258

Cash invested: $75,320 (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 28462

• Active inventory: 513
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,156 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$112
• HOA: −$50
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $31

Break-even live

Break-even rent $2,117

Max offer price $269,000

Occupancy floor 94%

Sensitivity live

Price	-10% $183	-5% $107	+0% $31	+5% $-45	+10% $-121
Rent	-10% $-139	-5% $-54	+0% $31	+5% $116	+10% $201
Rate	-1.0pp $166	-0.5pp $99	base $31	+0.5pp $-39	+1.0pp $-110

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 26 events

1. 2026-06-22
   days on market $269,000 Active 69 DOM
2. 2026-06-18
   days on market $269,000 Active 66 DOM
3. 2026-06-17
   days on market $269,000 Active 65 DOM
4. 2026-06-16
   days on market $269,000 Active 64 DOM
5. 2026-06-15
   days on market $269,000 Active 63 DOM
6. 2026-06-14
   days on market $269,000 Active 61 DOM
7. 2026-06-13
   days on market $269,000 Active 60 DOM
8. 2026-06-10
   days on market $269,000 Active 58 DOM
9. 2026-06-09
   pricedays on market $269,000 Active 57 DOM
10. 2026-06-08
    days on market $274,900 Active 56 DOM
11. 2026-06-07
    days on market $274,900 Active 55 DOM
12. 2026-06-05
    days on market $274,900 Active 52 DOM
13. 2026-06-03
    days on market $274,900 Active 51 DOM
14. 2026-06-02
    days on market $274,900 Active 50 DOM
15. 2026-06-01
    days on market $274,900 Active 49 DOM
16. 2026-05-31
    days on market $274,900 Active 48 DOM
17. 2026-05-30
    days on market $274,900 Active 47 DOM
18. 2026-05-12
    price $274,900
19. 2026-04-13
    listed $279,900 Active
20. 2022-03-30
    soldstatus $266,990 530-char remark

    Show marketing remark (530 chars)

    You will love this DELIGHTFUL NEW Single-Story Home in the Harbor Bay Community! The desirable Radford Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Appliances (Includes: Range, Microwave hood, and Dishwasher). Additionally, the primary suite has a private bath with dual vanity sinks and a walk-in closet. This home also includes 3 more bedrooms and a full secondary bath. Outside, there is a relaxing patio space.

21. 2021-07-19
    listed $266,990 530-char remark

    Show marketing remark (530 chars)

    You will love this DELIGHTFUL NEW Single-Story Home in the Harbor Bay Community! The desirable Radford Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Appliances (Includes: Range, Microwave hood, and Dishwasher). Additionally, the primary suite has a private bath with dual vanity sinks and a walk-in closet. This home also includes 3 more bedrooms and a full secondary bath. Outside, there is a relaxing patio space.

22. 2020-12-29
    soldstatus $1,960,000
23. 2014-06-06
    soldstatus $300,000
24. 2013-10-17
    soldstatus $260,000
25. 2008-06-07
    historical
26. 2008-05-19
    listed $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $1,195 · $100/mo
• Projected year-2 tax: $2,206 · $184/mo
• Expected delta: +$1,011/yr (+$84/mo · 84.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,871
• − Mortgage interest: −$15,068
• − Property taxes: −$1,195
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − HOA: −$600
• − Depreciation: −$7,825
• Taxable loss: −$4,301
• Est. tax savings @ 24.0%: +$1,032
• After-tax cash flow: $1,403/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.

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 — Holden Beach

• Score: 65/100
• State rank: #334
• US rank: #13586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 131,536 people
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 12,340
• Household income: $60,349
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 269.0

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 (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 4% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -259.44%
• Current HPI: 144.2462
• Rent YoY: —
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-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

Price history

+449.8% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $274,900 Hive MLS
• 2026-04-13 Listed $279,900 Hive MLS
• 2022-03-30 Sold (MLS) $266,990 Hive MLS
• 2021-07-19 Listed $266,990 Hive MLS
• 2020-12-29 Sold (Public Records) $1,960,000 Public Records
• 2014-06-06 Sold (Public Records) $300,000 Public Records
• 2013-10-17 Sold (Public Records) $260,000 Public Records
• 2008-06-07 Listing Removed — Hive MLS
• 2008-05-19 Listed $50,000 Hive MLS

Property tax history

+34.8%/yr

Latest (2025): $1,195 · +1.2% YoY. Source: county tax records.