366 Bosco Ln SW · Holden Beach, NC 28462

$219,888

3 bd · 2.5 ba · 1,404 sqft · SingleFamily · 66 Days on market

Built 2026 Excellent condition 5,227 sqft lot Est $227k · at est. $42/mo HOA · 2% of rent ↓ 4% since listing

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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 +18.1/30.0
• ARV discount +9.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed | 2.5 bath | 1-bay | 1404 sqft * USDA $0 down payment does not include closing costs which are additional and paid at closing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria.

Key facts

• 5,227 sq ft lot
• Garage
• Built 2026

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $500 (about $41.67/month)

Exterior

• Parking: Attached garage (1 car); Garage faces front; Concrete driveway/garage floor
• Security: Smoke detectors
• Utilities: Public water; Sewer available; Water available
• Home design: Single-family residence; Two-story; New construction
• Construction: Vinyl siding on frame construction; Shingle roof; Slab foundation; Built as new construction
• Exterior features: Patio; Porch; Private road frontage; Has a view; No fencing reported

Interior

• Kitchen: Electric oven; Dishwasher; Microwave
• Bedrooms: Total rooms: 6
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Accessible full bath
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Walk-in closets; Pantry; Unfurnished
• Laundry & utility: Washer hookup; Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.1% 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: 506 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 44% 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 $7k 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 66 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $206,694 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.01% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $227,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
371 Bosco Ln SW	0.03mi	3/2.5	1,404 (0%)	2mo	$224,990	$160	97
338 Bragg Rd SW	0.05mi	3/2.5	1,404 (0%)	2mo	$225,991	$161	96
350 Bragg Rd SW	0.06mi	3/2.5	1,404 (0%)	3mo	$229,991	$164	95
339 Bragg Rd SW	0.08mi	3/2.5	1,404 (0%)	3mo	$224,991	$160	94
1056 Maple View Rd SW	0.13mi	3/2.5	1,404 (0%)	3mo	$231,990	$165	91
1044 SW Maple View Rd	0.09mi	3/2.5	1,404 (0%)	6mo	$224,990	$160	91
1044 Maple View Rd SW	0.09mi	3/2.5	1,404 (0%)	6mo	$224,990	$160	91
306 Rush Dr SW	0.10mi	3/2.5	1,404 (0%)	6mo	$227,490	$162	91
322 Rush Dr SW	0.10mi	3/2.5	1,404 (0%)	6mo	$231,490	$165	90
495 Hewett Landing Dr SW	0.07mi	3/2.5	1,404 (0%)	10mo	$224,990	$160	89
3104 Fairfield Ave SW	0.31mi	3/2.0	1,204 (-14%)	8mo	$309,000	$257	54
1980 N Tanglewood Dr SW	0.56mi	3/2.0	1,204 (-14%)	6mo	$400,000	$332	43

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-23,338
• Equity at exit: $32,786

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-4,328
• Equity at exit: $19,012

Cash invested: $61,569 (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: 506
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,220 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$42
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $192

Break-even live

Break-even rent $1,977

Max offer price $219,888

Occupancy floor 86%

Sensitivity live

Price	-10% $344	-5% $268	+0% $192	+5% $116	+10% $40
Rent	-10% $17	-5% $104	+0% $192	+5% $280	+10% $367
Rate	-1.0pp $303	-0.5pp $248	base $192	+0.5pp $135	+1.0pp $77

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: $54,972
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2272 Dolphin Shores Dr SW Unit 203 Supply, NC	3.0	3.0	1567	$1,850	$1.18	15d	1	0.38mi
2272 Dolphin Shores Dr SW Unit 404 Supply, NC	2.0	2.0	1216	$1,650	$1.36	15d	1	0.38mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 20 events

1. 2026-06-08
   statusdays on market $219,888 Pending 66 DOM
2. 2026-06-07
   days on market $219,888 Active 65 DOM
3. 2026-06-05
   days on market $219,888 Active 62 DOM
4. 2026-06-03
   days on market $219,888 Active 61 DOM
5. 2026-06-02
   days on market $219,888 Active 60 DOM
6. 2026-06-01
   days on market $219,888 Active 59 DOM
7. 2026-05-31
   days on market $219,888 Active 58 DOM
8. 2026-05-30
   days on market $219,888 Active 57 DOM
9. 2026-05-14
   price $222,888 407-char remark

   Show marketing remark (407 chars)

   3 bed | 2.5 bath | 1-bay | 1404 sqft * USDA $0 down payment does not include closing costs which are additional and paid at closing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria.

10. 2026-05-13
    price $222,880

    Show marketing remark (407 chars)

    3 bed | 2.5 bath | 1-bay | 1404 sqft * USDA $0 down payment does not include closing costs which are additional and paid at closing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria.

11. 2026-05-13
    status Active 407-char remark

    Show marketing remark (407 chars)

    3 bed | 2.5 bath | 1-bay | 1404 sqft * USDA $0 down payment does not include closing costs which are additional and paid at closing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria.

12. 2026-05-11
    historical 407-char remark

    Show marketing remark (407 chars)

    3 bed | 2.5 bath | 1-bay | 1404 sqft * USDA $0 down payment does not include closing costs which are additional and paid at closing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria.

13. 2026-05-06
    price $224,880 407-char remark

    Show marketing remark (407 chars)

    3 bed | 2.5 bath | 1-bay | 1404 sqft * USDA $0 down payment does not include closing costs which are additional and paid at closing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria.

14. 2026-05-06
    price $229,990 407-char remark

    Show marketing remark (407 chars)

    3 bed | 2.5 bath | 1-bay | 1404 sqft * USDA $0 down payment does not include closing costs which are additional and paid at closing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria.

15. 2026-05-06
    price $224,880 407-char remark

    Show marketing remark (407 chars)

    3 bed | 2.5 bath | 1-bay | 1404 sqft * USDA $0 down payment does not include closing costs which are additional and paid at closing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria.

16. 2026-05-06
    price $224,880

    Show marketing remark (407 chars)

    3 bed | 2.5 bath | 1-bay | 1404 sqft * USDA $0 down payment does not include closing costs which are additional and paid at closing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria.

17. 2026-04-18
    price $229,990 407-char remark

    Show marketing remark (407 chars)

    3 bed | 2.5 bath | 1-bay | 1404 sqft * USDA $0 down payment does not include closing costs which are additional and paid at closing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria.

18. 2026-04-17
    price $229,990
19. 2026-04-03
    listed $231,990 Active 407-char remark

    Show marketing remark (407 chars)

    3 bed | 2.5 bath | 1-bay | 1404 sqft * USDA $0 down payment does not include closing costs which are additional and paid at closing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria.

20. 2026-04-03
    listed $231,990 Active

    Show marketing remark (407 chars)

    3 bed | 2.5 bath | 1-bay | 1404 sqft * USDA $0 down payment does not include closing costs which are additional and paid at closing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria.

ⓘ 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: $26,638
• − Mortgage interest: −$12,317
• − Property taxes: −$3,298
• − Insurance: −$1,099
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − HOA: −$504
• − Depreciation: −$6,397
• Taxable loss: −$1,240
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $2,603/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 · 4 photos

Excellent 95/100 None rehab

This Ashton Plan home is in excellent condition with no visible repairs needed. It offers a well-maintained interior, energy-efficient windows, and a modern design, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Install smart home automation — Enhances home's appeal and marketability
• Both Add smart thermostat — Improves energy efficiency and comfort
• Both Install smart security system — Enhances safety and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home automation — Enhances home's appeal and marketability ↑
• Both Add smart thermostat — Improves energy efficiency and comfort ↑
• Both Install smart security system — Enhances safety and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-3.9% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $222,888 Zillow
• 2026-05-13 Price Changed $222,880 Hive MLS
• 2026-05-13 Relisted — Zillow
• 2026-05-11 Delisted — Zillow
• 2026-05-06 Price Changed $224,880 Zillow
• 2026-05-06 Price Changed $229,990 Zillow
• 2026-05-06 Price Changed $224,880 Zillow
• 2026-05-06 Price Changed $224,880 Hive MLS
• 2026-04-18 Price Changed $229,990 Zillow
• 2026-04-17 Price Changed $229,990 Hive MLS
• 2026-04-03 Listed $231,990 Zillow
• 2026-04-03 Listed $231,990 Hive MLS