4334 Bright Blossom Way SE Lot 257 · Bolivia, NC 28422

$297,999

4 bd · 2.5 ba · 1,928 sqft · SingleFamily · 136 Days on market

Built 2026 Excellent condition 6,098 sqft lot 2-car garage $155/sqft · at area comps Est $302k · at est. $58/mo HOA · 2% of rent ↓ 12% since listing

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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 +10.1/30.0
• ARV discount +8.1/15.0
• Condition / age +4.8/5.0
• Schools +4.7/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Aisle is one of our two-story plans at The Pines at Blake Farm in Wilmington, North Carolina, offering 3 elevations. Additionally, the Aisle offers a spacious and modern two-story home designed for open-concept living. It features four bedrooms, two and a half bathrooms, and a two-car garage. Inside this 4 bedroom, 2.5 bathroom home, you'll find 1,927 square feet of comfortable living. Upon entering the home, you'll be greeted by an inviting foyer that leads directly into the heart of the home. This impressive space features a family room, dining area, and modern kitchen. The kitchen is equipped with a pantry, stainless steel appliances, and a large island with a breakfast bar, making it perfect for both cooking and entertaining. Upstairs this home also features a primary suite, complete with a large walk-in closet and en suite bathroom featuring dual vanities and a spacious shower. The additional three bedrooms share a full bath that includes dual vanities. Out back is a patio, perfect for outdoor entertaining or enjoying beautiful weather. With its thoughtful design, spacious layout, and modern conveniences, the Aisle is the perfect place to call home at The Pines at Blake Farm.

Key facts

• Swimming pool
• Public boat ramp
• Fire pit

Tags

• PUBLIC BOAT RAMP
• SWIMMING POOL
• FITNESS ROOM
• FIRE PIT
• TWO STORY FLOORPLAN
• COZY PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $298k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (17.6% below list).
• Recommended offer: $246k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.6% in Bolivia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 59/100 on livability (#549 in NC) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, cost of living B; Watch: amenities F, commute F, employment 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: Virginia Williamson Elem (math 50% / reading 49%, grade D, #417 of 1,410 statewide, top 32%, 502 students, 99% FRL); Cedar Grove Middle (math 30% / reading 36%, grade F, #305 of 475 statewide, top 65%, 434 students, 99% FRL); South Brunswick High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 1,172 students, 100% FRL) — zoned schools average 99% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 690 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 42% of the median local income ($69k/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 $9k 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 136 days — a 12% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $42k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $245,608 (17.6% 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. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 10.1

CMA / ARV

• ARV (median comp): $301,782
• List price: $297,999
• Delta: -0.59%
• 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
4318 Bright Blossom Way SE Lot 261	0.05mi	4/2.5	1,928 (0%)	1mo	$312,490	$162	97
4132 Morning Light Dr SE Lot 308	0.08mi	4/2.0	1,774 (-8%)	2mo	$336,990	$190	80
4185 Morning Light Dr SE Lot 283	0.13mi	4/2.0	1,774 (-8%)	1mo	$329,999	$186	78
4214 Pitcher Plant Ct SE Lot 298	0.12mi	4/2.0	1,774 (-8%)	3mo	$340,000	$192	77
4273 Bright Blossom Way SE Lot 239	0.06mi	4/2.0	1,774 (-8%)	8mo	$314,999	$178	76
4261 Bright Blossom Way SE Lot 236	0.05mi	4/2.0	1,774 (-8%)	10mo	$304,999	$172	74
4518 Spring Air Ct SE Lot 230	0.07mi	4/2.0	1,774 (-8%)	10mo	$294,999	$166	73
4510 Spring Air Ct SE Lot 232	0.07mi	4/2.0	1,774 (-8%)	10mo	$289,999	$163	73
4067 Morning Light Dr SE Lot 218	0.11mi	4/2.0	1,774 (-8%)	9mo	$326,240	$184	72
4047 Morning Light Dr SE Lot 213	0.17mi	4/2.0	1,774 (-8%)	12mo	$336,290	$190	67
4039 Morning Light Dr SE Lot 211	0.19mi	4/2.0	1,774 (-8%)	12mo	$320,000	$180	66
4068 Morning Light Dr SE	0.12mi	3/2.0 (-1)	1,656 (-14%)	10mo	$278,000	$168	56

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-59,496
• Equity at exit: $44,433

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-66,037
• Equity at exit: $25,766

Cash invested: $83,440 (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: 22 active · 13 under contract
• Months of supply: 6.9 mo (14%/mo absorbed)
• Median asking: $318,494 ($188/sqft)
• Median days on market: 151 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: -16.8% vs current asking $/sqft

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

ZIP-level market 28422

• Home prices YoY: -23.8%
• Active inventory: 690
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,456 high
• Mortgage (P&I): −$1,563
• Tax est. 1.5%: −$372 /mo · $4,470/yr
• Insurance: −$124
• HOA: −$58
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-177

Break-even live

Break-even rent $2,680

Max offer price $272,372

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-74	+0% $-177	+5% $-280	+10% $-383
Rent	-10% $-371	-5% $-274	+0% $-177	+5% $-80	+10% $17
Rate	-1.0pp $-27	-0.5pp $-101	base $-177	+0.5pp $-254	+1.0pp $-333

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: $74,500
• Closing costs: $8,940
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2140 Bella Point Dr SE Bolivia, NC	4.0	2.0	1774	$2,300	$1.30	72d	1	0.35mi
2617 Provence Dr SE Bolivia, NC	4.0	2.0	1776	$1,920	$1.08	72d	1	0.96mi
1004 Arborside Cir Bolivia, NC	1.0–3.0	1.0–2.5	1307	$2,170	$1.66	63d	15	0.98mi
756 Pantego Blvd SE Bolivia, NC	3.0	2.0	1506	$2,100	$1.39	72d	1	1.03mi
2208 Lakefront Dr SE Bolivia, NC	3.0–4.0	2.0–2.5	1595	$2,588	$1.62	63d	61	1.10mi
2537 Provence Dr SE Bolivia, NC	4.0	2.0	1607	$1,895	$1.18	72d	1	1.18mi
2502 Kenton Ct SE Bolivia, NC	4.0	2.0	1601	$1,895	$1.18	72d	1	1.24mi
4024 Cypress Forest Way Bolivia, NC	3.0	2.0	1256	$1,700	$1.35	72d	1	1.41mi
2157 Grande Palms Trl SE Bolivia, NC	3.0	2.0	1256	$1,850	$1.47	72d	1	1.46mi

Property features AI

Finance

• Other: Pets allowedZoning: R75
• HOA & community: Homeowners associationAnnual association fee of $696 (about $58/month)Association amenities include cabana, exercise course, picnic area

Exterior

• Parking: 2 total parking spacesAttached 2-car garageGarage faces sideConcrete drivewayGarage door opener
• Security: Smoke detector(s)
• Utilities: Public waterSewer availableWater availableCable availableElectric service
• Home design: Single family residenceTwo levelsNew constructionSubdivision: Bella Point
• Construction: Vinyl siding and frame constructionShingle roofSlab foundationBuilt as new construction
• Exterior features: PatioPaved road accessCommunity poolSidewalksStreet lightsHas view

Interior

• Kitchen: Electric ovenDishwasherMicrowavePantry
• Bedrooms: Total rooms: 6 (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms1 half bathroomAccessible full bathroom
• Heating & cooling: Electric heating with heat pumpCentral air conditioningEnergy-efficient thermostatEnergy-efficient lighting
• Interior features: Walk-in closetsHigh ceilingsPantryUnfurnishedSmoke detector(s)Accessible full bath
• Laundry & utility: Laundry roomElectric water heater

Listing history 50 events

1. 2026-08-08
   days on market $297,999 Active 136 DOM
2. 2026-08-07
   pricedays on market $297,999 Active 135 DOM
3. 2026-08-06
   days on market $299,999 Active 134 DOM
4. 2026-08-05
   days on market $299,999 Active 133 DOM
5. 2026-08-04
   days on market $299,999 Active 132 DOM
6. 2026-08-03
   days on market $299,999 Active 131 DOM
7. 2026-07-31
   days on market $299,999 Active 128 DOM
8. 2026-07-30
   days on market $299,999 Active 126 DOM
9. 2026-07-27
   days on market $299,999 Active 124 DOM
10. 2026-07-25
    days on market $299,999 Active 122 DOM
11. 2026-07-24
    days on market $299,999 Active 121 DOM
12. 2026-07-23
    days on market $299,999 Active 120 DOM
13. 2026-07-22
    days on market $299,999 Active 119 DOM
14. 2026-07-21
    pricedays on market $299,999 Active 118 DOM
15. 2026-07-19
    price $303,250 Active 115 DOM
16. 2026-07-18
    days on market $305,250 Active 115 DOM
17. 2026-07-16
    days on market $305,250 Active 113 DOM
18. 2026-07-16
    days on market $305,250 Active 112 DOM
19. 2026-07-14
    days on market $305,250 Active 111 DOM
20. 2026-07-13
    days on market $305,250 Active 110 DOM
21. 2026-07-12
    days on market $305,250 Active 109 DOM
22. 2026-07-11
    days on market $305,250 Active 108 DOM
23. 2026-07-10
    days on market $305,250 Active 107 DOM
24. 2026-07-10
    price $305,250 Active 106 DOM
25. 2026-07-09
    days on market $307,250 Active 106 DOM
26. 2026-07-08
    days on market $307,250 Active 105 DOM
27. 2026-07-07
    days on market $307,250 Active 104 DOM
28. 2026-07-06
    days on market $307,250 Active 103 DOM
29. 2026-07-05
    days on market $307,250 Active 102 DOM
30. 2026-07-04
    days on market $307,250 Active 101 DOM
31. 2026-07-03
    days on market $307,250 Active 100 DOM
32. 2026-07-02
    days on market $307,250 Active 99 DOM
33. 2026-07-01
    days on market $307,250 Active 98 DOM
34. 2026-06-30
    days on market $307,250 Active 97 DOM
35. 2026-06-29
    days on market $307,250 Active 96 DOM
36. 2026-06-28
    days on market $307,250 Active 95 DOM
37. 2026-06-28
    days on market $307,250 Active 94 DOM
38. 2026-06-27
    pricedays on market $307,250 Active 93 DOM
39. 2026-06-25
    days on market $308,999 Active 91 DOM
40. 2026-06-23
    days on market $308,999 Active 89 DOM
41. 2026-06-22
    days on market $308,999 Active 88 DOM
42. 2026-06-18
    days on market $308,999 Active 85 DOM
43. 2026-06-17
    days on market $308,999 Active 84 DOM
44. 2026-06-16
    days on market $308,999 Active 83 DOM
45. 2026-06-15
    days on market $308,999 Active 82 DOM
46. 2026-06-14
    days on market $308,999 Active 80 DOM
47. 2026-06-13
    days on market $308,999 Active 79 DOM
48. 2026-06-10
    days on market $308,999 Active 77 DOM
49. 2026-06-09
    days on market $308,999 Active 76 DOM
50. 2026-06-08
    days on market $308,999 Active 75 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: $29,473
• − Mortgage interest: −$16,693
• − Property taxes: −$4,470
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − HOA: −$696
• − Depreciation: −$8,669
• Taxable loss: −$7,260
• Est. tax savings @ 24.0%: +$1,742
• After-tax cash flow: $-383/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 · 12 photos

Excellent 95/100 None rehab

This two-story home in Bolivia, North Carolina, is in excellent condition with a modern design and well-maintained exterior. It offers a spacious floor plan, four bedrooms, and two full bathrooms, making it ideal for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value. ↑
• Both Installing smart home devices — Smart home devices can increase home value and convenience for potential buyers/renters. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's value. ↑
• Rental Adding a smart thermostat — A smart thermostat can reduce energy costs and attract renters who value energy efficiency. ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Virginia Williamson Elem D NC #417/1,410 Nat'l #12,785/41,679 Middle Cedar Grove Middle F NC #305/475 Nat'l #8,059/14,009 High South Brunswick High C+ NC #216/535 Nat'l #3,588/17,239

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

D Composite livability gradescore 59/100

Livability — Bolivia

• Score: 59/100
• State rank: #549
• US rank: #20206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 152,111 people
• City population: 10,059
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 10,059
• Household income: $69,412
• Rent vs Own: 13.7% rent · 86.3% own

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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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 8% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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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: ▼ -44.19%
• Current HPI: 141.1956
• 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

Property features AI

Finance

• Other: Pets allowedZoning: R75
• HOA & community: Homeowners associationAnnual association fee of $696 (about $58/month)Association amenities include cabana, exercise course, picnic area

Exterior

• Parking: 2 total parking spacesAttached 2-car garageGarage faces sideConcrete drivewayGarage door opener
• Security: Smoke detector(s)
• Utilities: Public waterSewer availableWater availableCable availableElectric service
• Home design: Single family residenceTwo levelsNew constructionSubdivision: Bella Point
• Construction: Vinyl siding and frame constructionShingle roofSlab foundationBuilt as new construction
• Exterior features: PatioPaved road accessCommunity poolSidewalksStreet lightsHas view

Interior

• Kitchen: Electric ovenDishwasherMicrowavePantry
• Bedrooms: Total rooms: 6 (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms1 half bathroomAccessible full bathroom
• Heating & cooling: Electric heating with heat pumpCentral air conditioningEnergy-efficient thermostatEnergy-efficient lighting
• Interior features: Walk-in closetsHigh ceilingsPantryUnfurnishedSmoke detector(s)Accessible full bath
• Laundry & utility: Laundry roomElectric water heater

Price history

-11.6% since first listed

4 events — show timeline

• 2026-04-07 Price Changed $310,999 Hive MLS
• 2026-03-25 Listed $339,990 Hive MLS
• 2026-01-06 Price Changed $349,990 Zillow
• 2025-12-20 Listed $351,990 Zillow