20 Burr Cir · Murrells Inlet, SC 29576

$90,000

3 bd · 2.0 ba · 924 sqft · Manufactured · 125 Days on market

Built 1995 Est $67k · 33% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this stunning home in the active 55+ community of Inlet Oaks Village. This is a beautiful, well maintained home located in Murrells Inlet. You are a few minutes from the Marsh Walk, Huntington State Park, as well as the beach, Highway 17 and restaurants and shopping. The community has a social club and pool. This home features 3 bedrooms and 2 bathrooms, a large open kitchen area and an a porch to sit on and enjoy your day. There is a carport that leads to the enclosed porch.

Key facts

• Annual fishing derby
• Scenic bike trails
• Brookgreen gardens

Tags

• THREE BASS-STOCKED PONDS
• ANNUAL FISHING DERBY
• SCENIC BIKE TRAILS
• HUNTINGTON BEACH STATE PARK
• BROOKGREEN GARDENS

Property features AI

Finance

• Other: Land lease amount is charged monthly
• Financial info: Has land lease (monthly fee)
• HOA & community: Monthly association fees; Community clubhouse; Owner-allowed golf cart; Community pool; Recreation area; Long-term rentals allowed; Senior community

Exterior

• Parking: Carport; 2 total parking spaces
• Utilities: Public water; Sewer available; Electricity available; Cable available; Phone available; Underground utilities
• Home design: Single-wide mobile home; Resale condition
• Construction: Vinyl siding; Crawlspace foundation; Built by Flee (model: Weston)
• Exterior features: Front porch; Porch; Screened porch; Outdoor storage

Interior

• Kitchen: Double oven; Range; Refrigerator; Breakfast bar; Kitchen island
• Bedrooms: Bedroom on main level; At least one bedroom on the first level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Baseboard heating; Central heating; Electric heating
• Interior features: Ceiling fans; Window treatments; Split bedroom layout; Main-level primary bedroom; Separate shower; Breakfast bar; Kitchen island; Unfurnished
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 2.2% in Murrells Inlet — 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 76/100 on livability (#25 in SC, #3,720 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 287 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($71k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 2.35% ✓
• Cap rate: 20.28%
• Cash-on-cash: 49.96%
• DSCR: 3.22
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $67,452
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Burr Cir	0.07mi	2/2.0 (-1)	924 (0%)	21mo	$67,000	$73	74
147 Ridgeway Loop	0.06mi	2/2.0 (-1)	872 (-6%)	11mo	$72,000	$83	74
173 Braddock Ct	0.03mi	2/2.0 (-1)	955 (+3%)	19mo	$55,000	$58	72
176 Burr Cir	0.06mi	2/2.0 (-1)	980 (+6%)	14mo	$72,000	$73	70
54 Crooked Island Cir	0.62mi	3/2.0	920 (-0%)	1mo	$65,000	$71	70
166 Dubose Loop	0.04mi	2/2.0 (-1)	980 (+6%)	22mo	$90,000	$92	65
34 Burr Cir	0.08mi	2/2.0 (-1)	980 (+6%)	23mo	$85,000	$87	62
53 Crooked Island Cir	0.58mi	3/2.0	1,000 (+8%)	1mo	$67,000	$67	59
11 Dover St	0.61mi	3/1.0	980 (+6%)	2mo	$28,000	$29	55
119 Burr Cir	0.01mi	2/2.0 (-1)	1,040 (+13%)	23mo	$70,000	$67	54

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 · 4.66% rent growth · sell at horizon

5-year hold

• IRR: 49.5%
• Equity multiple: 3.22×
• Total profit: $55,861
• Equity at exit: $13,419

10-year hold

• IRR: 55.7%
• Equity multiple: 6.95×
• Total profit: $150,061
• Equity at exit: $7,782

Cash invested: $25,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29576

• Home prices YoY: -18.8%
• Rents YoY: 4.7%
• Active inventory: 287
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,115 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $1,049

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,111	-5% $1,080	+0% $1,049	+5% $1,018	+10% $987
Rent	-10% $882	-5% $966	+0% $1,049	+5% $1,133	+10% $1,216
Rate	-1.0pp $1,094	-0.5pp $1,072	base $1,049	+0.5pp $1,026	+1.0pp $1,002

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4996 Highway 17 Business Murrells Inlet, SC	2.0	2.0	925	$1,500	$1.62	14d	1	0.67mi
13 Muddy Bay Dr Murrells Inlet, SC	2.0–3.0	2.0	1095	$2,116	$1.93	14d	13	1.29mi

Listing history 26 events

1. 2026-06-18
   days on market $90,000 Active 125 DOM
2. 2026-06-17
   days on market $90,000 Active 124 DOM
3. 2026-06-16
   days on market $90,000 Active 123 DOM
4. 2026-06-15
   days on market $90,000 Active 122 DOM
5. 2026-06-14
   days on market $90,000 Active 120 DOM
6. 2026-06-10
   days on market $90,000 Active 117 DOM
7. 2026-06-09
   days on market $90,000 Active 116 DOM
8. 2026-06-08
   days on market $90,000 Active 115 DOM
9. 2026-06-07
   days on market $90,000 Active 114 DOM
10. 2026-06-03
    days on market $90,000 Active 110 DOM
11. 2026-06-02
    days on market $90,000 Active 109 DOM
12. 2026-06-01
    days on market $90,000 Active 108 DOM
13. 2026-05-31
    days on market $90,000 Active 107 DOM
14. 2026-05-30
    days on market $90,000 Active 106 DOM
15. 2026-04-24
    price $90,000
16. 2026-03-26
    price $93,000
17. 2026-03-16
    price $95,000
18. 2026-03-03
    price $99,000
19. 2026-02-13
    listed $105,000 Active
20. 2023-10-31
    soldstatus $90,000 Closed 489-char remark

    Show marketing remark (489 chars)

    Come see this stunning home in the active 55+ community of Inlet Oaks Village. This is a beautiful, well maintained home located in Murrells Inlet. You are a few minutes from the Marsh Walk, Huntington State Park, as well as the beach, Highway 17 and restaurants and shopping. The community has a social club and pool. This home features 3 bedrooms and 2 bathrooms, a large open kitchen area and an a porch to sit on and enjoy your day. There is a carport that leads to the enclosed porch.

21. 2023-08-26
    historical Active Under Contract 489-char remark

    Show marketing remark (489 chars)

    Come see this stunning home in the active 55+ community of Inlet Oaks Village. This is a beautiful, well maintained home located in Murrells Inlet. You are a few minutes from the Marsh Walk, Huntington State Park, as well as the beach, Highway 17 and restaurants and shopping. The community has a social club and pool. This home features 3 bedrooms and 2 bathrooms, a large open kitchen area and an a porch to sit on and enjoy your day. There is a carport that leads to the enclosed porch.

22. 2023-08-15
    price $99,900 489-char remark

    Show marketing remark (489 chars)

    Come see this stunning home in the active 55+ community of Inlet Oaks Village. This is a beautiful, well maintained home located in Murrells Inlet. You are a few minutes from the Marsh Walk, Huntington State Park, as well as the beach, Highway 17 and restaurants and shopping. The community has a social club and pool. This home features 3 bedrooms and 2 bathrooms, a large open kitchen area and an a porch to sit on and enjoy your day. There is a carport that leads to the enclosed porch.

23. 2023-08-06
    listed $109,900 Active 489-char remark

    Show marketing remark (489 chars)

    Come see this stunning home in the active 55+ community of Inlet Oaks Village. This is a beautiful, well maintained home located in Murrells Inlet. You are a few minutes from the Marsh Walk, Huntington State Park, as well as the beach, Highway 17 and restaurants and shopping. The community has a social club and pool. This home features 3 bedrooms and 2 bathrooms, a large open kitchen area and an a porch to sit on and enjoy your day. There is a carport that leads to the enclosed porch.

24. 2022-05-02
    soldstatus $76,000 Closed 640-char remark

    Show marketing remark (640 chars)

    Come see this well kept home in the active 55+ community of Inlet Oaks Village. Located in Murrells Inlet, you are 3 minutes from the MarshWalk and all it has to offer and 3 minutes from Huntington State Park, the beach and Brookgreen Gardens. The community has an expansive social club and pool where they host game nights, exercise classes and more. This home features beautiful natural light radiating throughout, 3 bedrooms and 2 bathrooms, a large open kitchen area and an all weather porch to sit on to enjoy coffee or time with friends. There is a carport that leads to the enclosed porch and a shed in the back for your convenience.

25. 2022-03-27
    historical Active Under Contract 640-char remark

    Show marketing remark (640 chars)

    Come see this well kept home in the active 55+ community of Inlet Oaks Village. Located in Murrells Inlet, you are 3 minutes from the MarshWalk and all it has to offer and 3 minutes from Huntington State Park, the beach and Brookgreen Gardens. The community has an expansive social club and pool where they host game nights, exercise classes and more. This home features beautiful natural light radiating throughout, 3 bedrooms and 2 bathrooms, a large open kitchen area and an all weather porch to sit on to enjoy coffee or time with friends. There is a carport that leads to the enclosed porch and a shed in the back for your convenience.

26. 2022-03-25
    listed $70,000 Active 640-char remark

    Show marketing remark (640 chars)

    Come see this well kept home in the active 55+ community of Inlet Oaks Village. Located in Murrells Inlet, you are 3 minutes from the MarshWalk and all it has to offer and 3 minutes from Huntington State Park, the beach and Brookgreen Gardens. The community has an expansive social club and pool where they host game nights, exercise classes and more. This home features beautiful natural light radiating throughout, 3 bedrooms and 2 bathrooms, a large open kitchen area and an all weather porch to sit on to enjoy coffee or time with friends. There is a carport that leads to the enclosed porch and a shed in the back for your convenience.

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,384
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$2,618
• Taxable income: $11,863
• Est. tax owed @ 24.0%: −$2,847
• After-tax cash flow: $9,743/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Murrells Inlet

• Score: 76/100
• State rank: #25
• US rank: #3720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrells Inlet, SC
• County: Horry County · 356,152 people
• City population: 34,695
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 34,695
• Household income: $70,691
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 309.0

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Black 3% Two or more races 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 3% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.53%
• Current HPI: 248.5102
• Rent YoY: ▲ 4.66%
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+28.6% since first listed

12 events — show timeline

• 2026-04-24 Price Changed $90,000 CCAR
• 2026-03-26 Price Changed $93,000 CCAR
• 2026-03-16 Price Changed $95,000 CCAR
• 2026-03-03 Price Changed $99,000 CCAR
• 2026-02-13 Listed $105,000 CCAR
• 2023-10-31 Sold (MLS) $90,000 CCAR
• 2023-08-26 Contingent — CCAR
• 2023-08-15 Price Changed $99,900 CCAR
• 2023-08-06 Listed $109,900 CCAR
• 2022-05-02 Sold (MLS) $76,000 CCAR
• 2022-03-27 Contingent — CCAR
• 2022-03-25 Listed $70,000 CCAR