Avon Plan · Bolivia, NC 28422

$274,990

3 bd · 2.0 ba · 1,513 sqft · SingleFamily · 149 Days on market

Good condition

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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 +11.1/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Limited-Time Savings: Up to $12,500 in Flex Cash! Put it toward upgrades, closing costs, or lowering your monthly payment. * Experience the ease of coastal living at Middle Creek Village in Bolivia, where mornings can start with a peaceful walk along the Shallotte Riverwalk and afternoons are just a short drive from the sandy shores of Oak Island. The Avon floorplan brings that relaxed lifestyle home with a thoughtfully designed ranch layout that blends comfort, style, and everyday convenience. Inside, a bright open-concept design connects the great room, dining area, and gourmet kitchen, creating a natural flow that's perfect for entertaining or simply staying connected.

Key facts

• Covered porch
• Open floor plan
• Entry foyer

Tags

• NEW SINGLE FAMILY HOMES
• MULTIPLE FLOORPLANS
• OPEN FLOOR PLAN
• GOURMET KITCHEN
• COVERED PORCH
• ENTRY FOYER

🏗️ New construction. The $274,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $298,522.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (10.5% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 4.7% 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: Bolivia Elementary (math 50% / reading 43%, grade D-, #542 of 1,410 statewide, top 39%, 496 students, 99% FRL); South Brunswick Middle (math 41% / reading 49%, grade D, #160 of 475 statewide, top 35%, 572 students, 100% FRL); South Brunswick High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 1,172 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: 784 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 43% 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 149 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $241,991 (12.0% 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 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $298,522
• List price: $274,990
• Delta: 0.49%
• 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
1428 Pine Log Trl NE	0.10mi	3/2.0	1,500 (-1%)	0mo	$258,175	$172	94
1794 Piney Creek Rd NE	0.49mi	3/2.0	1,553 (+3%)	4mo	$329,875	$212	69
1790 Piney Creek Rd NE	0.49mi	3/2.0	1,553 (+3%)	5mo	$291,487	$188	68
1119 Middle Crest Dr NE	0.18mi	3/2.0	1,694 (+12%)	4mo	$350,924	$207	68
959 Rindlewood Trl NE	0.51mi	3/2.0	1,553 (+3%)	5mo	$300,000	$193	67
566 Shady Birch Ln NE	0.53mi	3/2.5	1,601 (+6%)	4mo	$345,735	$216	61
966 Rindlewood Trl NE	0.40mi	3/2.0	1,696 (+12%)	4mo	$334,995	$198	58
1798 Piney Creek Rd NE	0.49mi	3/2.0	1,694 (+12%)	3mo	$319,657	$189	55
1786 Piney Creek Rd NE	0.49mi	3/2.0	1,696 (+12%)	3mo	$329,875	$195	55
1774 Piney Creek Rd NE	0.51mi	3/2.0	1,696 (+12%)	4mo	$319,995	$189	53
1782 Piney Creek Rd NE	0.50mi	3/2.0	1,696 (+12%)	4mo	$330,454	$195	53
970 Rindlewood Trl NE	0.60mi	3/2.0	1,696 (+12%)	4mo	$332,629	$196	48

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-55,947
• Equity at exit: $44,511

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-58,366
• Equity at exit: $25,811

Cash invested: $83,586 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 14 under contract
• Months of supply: 5.1 mo (19%/mo absorbed)
• Median asking: $287,495 ($196/sqft)
• Median days on market: 46 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +0.6% 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: 784
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,460 medium
• Mortgage (P&I): −$1,565
• Tax est. 1.5%: −$373 /mo · $4,478/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-119

Break-even live

Break-even rent $2,611

Max offer price $281,231

Occupancy floor 100%

Sensitivity live

Price	-10% $87	-5% $-16	+0% $-119	+5% $-223	+10% $-326
Rent	-10% $-314	-5% $-217	+0% $-119	+5% $-22	+10% $75
Rate	-1.0pp $31	-0.5pp $-44	base $-119	+0.5pp $-197	+1.0pp $-276

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: $74,630
• Closing costs: $8,956
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1127 Middle Crest Dr NE , NC	3.0	2.0	1963	$2,200	$1.12	119d	1	0.15mi
40 Knox St Bolivia, NC	3.0	2.0	1569	$2,200	$1.40	119d	1	1.41mi

Property features AI

Finance

• Other: Address: 2151 Webfoot Dr NE, Bolivia NC 28422Listing status: ActiveLast updated May 22, 2026
• Financial info: List price $289,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air conditioning
• Home design: Plan: NEW!! AvonNew construction plan
• Exterior features: Living area approximately 1513

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Central air
• Interior features: Central air conditioning

Listing history 50 events

1. 2026-09-24
   days on market $274,990 Active 149 DOM
2. 2026-09-23
   days on market $274,990 Active 148 DOM
3. 2026-09-22
   days on market $274,990 Active 147 DOM
4. 2026-09-21
   days on market $274,990 Active 146 DOM
5. 2026-09-20
   days on market $274,990 Active 145 DOM
6. 2026-09-19
   days on market $274,990 Active 144 DOM
7. 2026-09-18
   days on market $274,990 Active 143 DOM
8. 2026-09-17
   pricedays on market $274,990 Active 142 DOM
9. 2026-09-16
   pricedays on market $279,990 Active 141 DOM
10. 2026-09-14
    days on market $299,990 Active 139 DOM
11. 2026-09-13
    days on market $299,990 Active 138 DOM
12. 2026-09-12
    days on market $299,990 Active 137 DOM
13. 2026-09-11
    pricedays on market $299,990 Active 136 DOM
14. 2026-09-06
    days on market $279,990 Active 130 DOM
15. 2026-09-04
    days on market $279,990 Active 129 DOM
16. 2026-09-03
    days on market $279,990 Active 128 DOM
17. 2026-08-31
    days on market $279,990 Active 125 DOM
18. 2026-08-30
    days on market $279,990 Active 124 DOM
19. 2026-08-29
    days on market $279,990 Active 123 DOM
20. 2026-08-28
    days on market $279,990 Active 122 DOM
21. 2026-08-27
    days on market $279,990 Active 121 DOM
22. 2026-08-25
    days on market $279,990 Active 119 DOM
23. 2026-08-24
    days on market $279,990 Active 118 DOM
24. 2026-08-23
    days on market $279,990 Active 117 DOM
25. 2026-08-22
    days on market $279,990 Active 116 DOM
26. 2026-08-21
    days on market $279,990 Active 115 DOM
27. 2026-08-20
    days on market $279,990 Active 114 DOM
28. 2026-08-19
    days on market $279,990 Active 113 DOM
29. 2026-08-18
    days on market $279,990 Active 112 DOM
30. 2026-08-17
    days on market $279,990 Active 111 DOM
31. 2026-08-16
    days on market $279,990 Active 110 DOM
32. 2026-08-15
    days on market $279,990 Active 109 DOM
33. 2026-08-14
    days on market $279,990 Active 108 DOM
34. 2026-08-13
    days on market $279,990 Active 107 DOM
35. 2026-08-12
    days on market $279,990 Active 106 DOM
36. 2026-08-11
    days on market $279,990 Active 105 DOM
37. 2026-08-10
    days on market $279,990 Active 104 DOM
38. 2026-08-09
    days on market $279,990 Active 103 DOM
39. 2026-08-08
    days on market $279,990 Active 102 DOM
40. 2026-08-07
    days on market $279,990 Active 101 DOM
41. 2026-08-06
    days on market $279,990 Active 100 DOM
42. 2026-08-05
    days on market $279,990 Active 99 DOM
43. 2026-08-04
    days on market $279,990 Active 98 DOM
44. 2026-08-03
    pricedays on market $279,990 Active 97 DOM
45. 2026-07-31
    days on market $284,990 Active 94 DOM
46. 2026-07-30
    days on market $284,990 Active 92 DOM
47. 2026-07-27
    days on market $284,990 Active 90 DOM
48. 2026-07-25
    days on market $284,990 Active 88 DOM
49. 2026-07-24
    days on market $284,990 Active 87 DOM
50. 2026-07-23
    days on market $284,990 Active 86 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,522
• − Mortgage interest: −$16,722
• − Property taxes: −$4,478
• − Insurance: −$1,493
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − Depreciation: −$8,684
• Taxable loss: −$6,578
• Est. tax savings @ 24.0%: +$1,579
• After-tax cash flow: $145/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 · 9 photos

Good 80/100 None rehab

This home is in excellent condition with a modern, open-concept design. It's move-in ready and would benefit from landscaping and smart home features to further enhance its value.

Value-add opportunities

• Both Landscaping improvements — Enhance curb appeal and increase property value ↑
• Both Add smart home features — Improve convenience and attract tech-savvy buyers ↑
• Rental Install smart thermostat — Attract renters looking for energy-efficient homes ↑

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Bolivia Elementary D- NC #542/1,410 Nat'l #15,452/41,679 Middle South Brunswick Middle D NC #160/475 Nat'l #4,622/14,009 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: Address: 2151 Webfoot Dr NE, Bolivia NC 28422Listing status: ActiveLast updated May 22, 2026
• Financial info: List price $289,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air conditioning
• Home design: Plan: NEW!! AvonNew construction plan
• Exterior features: Living area approximately 1513

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Central air
• Interior features: Central air conditioning