PINE Plan · Bolivia, NC 28422

$314,990

4 bd · 2.5 ba · 1,953 sqft · SingleFamily · 86 Days on market

Good condition 2-car garage

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Why this score? — see what drove the F 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 +8.3/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The Pine is a 1,953 square foot open concept two-story home, offering four bedrooms, two and a half bathrooms and a two-car garage. With 3 modern exteriors to choose from, the Pine is sure to turn heads. A foyer with a powder room and coat closet greets you as you enter this home from the porch. The open floorplan allows you and your loved ones to spend quality time together while in the living room, casual dining area and kitchen. The spacious kitchen has a large island with room for seating, an impressive corner pantry, plenty of cabinet space and stainless-steel appliances. The kitchen has an eat-in dining area with a sliding glass door for easy access to the backyard.

Key facts

• Modern exteriors
• Open concept
• Corner pantry

Tags

• OPEN CONCEPT
• MODERN EXTERIORS
• FOYER WITH POWDER ROOM
• LARGE ISLAND
• CORNER PANTRY
• STAINLESS STEEL APPLIANCES

🏗️ New construction. The $314,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $333,601.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (19.6% below list).
• Recommended offer: $253k (19.6% below list) — sets the bar for 1% rule.

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; 6 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 44% 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 $10k 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 86 days — a 6% lower offer ($296k) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,206 (19.6% 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 86 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.76% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $333,601
• List price: $314,990
• Delta: -5.58%
• 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	0.33mi	4/2.5	1,928 (-1%)	1mo	$312,490	$162	82
4132 Morning Light Dr SE Lot 308	0.34mi	4/2.0	1,774 (-9%)	2mo	$336,990	$190	65
4067 Morning Light Dr SE Lot 218	0.22mi	4/2.0	1,774 (-9%)	9mo	$326,240	$184	65
4047 Morning Light Dr SE Lot 213	0.20mi	4/2.0	1,774 (-9%)	12mo	$336,290	$190	64
4214 Pitcher Plant Ct SE Lot 298	0.38mi	4/2.0	1,774 (-9%)	3mo	$340,000	$192	63
4273 Bright Blossom Way SE Lot 239	0.29mi	4/2.0	1,774 (-9%)	8mo	$314,999	$178	63
4510 Spring Air Ct SE Lot 232	0.25mi	4/2.0	1,774 (-9%)	10mo	$289,999	$163	63
4039 Morning Light Dr SE Lot 211	0.22mi	4/2.0	1,774 (-9%)	12mo	$320,000	$180	62
4185 Morning Light Dr SE Lot 283	0.41mi	4/2.0	1,774 (-9%)	1mo	$329,999	$186	62
4518 Spring Air Ct SE Lot 230	0.26mi	4/2.0	1,774 (-9%)	10mo	$294,999	$166	62
4261 Bright Blossom Way SE Lot 236	0.27mi	4/2.0	1,774 (-9%)	10mo	$304,999	$172	62
4297 Bright Blossom Way SE Lot 245	0.40mi	4/2.0	1,774 (-9%)	12mo	$329,490	$186	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.21×
• Total profit: $-73,452
• Equity at exit: $49,741

10-year hold

• IRR: -17.3%
• Equity multiple: 0.05×
• Total profit: $-88,829
• Equity at exit: $28,844

Cash invested: $93,408 (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: 23 active · 13 under contract
• Months of supply: 7.7 mo (13%/mo absorbed)
• Median asking: $321,990 ($187/sqft)
• Median days on market: 136 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: -8.8% 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: 10.4×

Monthly cashflow live

• Estimated rent: $2,532 high
• Mortgage (P&I): −$1,749
• Tax est. 1.5%: −$417 /mo · $5,004/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-305

Break-even live

Break-even rent $2,918

Max offer price $289,450

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-190	+0% $-305	+5% $-420	+10% $-536
Rent	-10% $-505	-5% $-405	+0% $-305	+5% $-205	+10% $-105
Rate	-1.0pp $-137	-0.5pp $-220	base $-305	+0.5pp $-392	+1.0pp $-480

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: $83,400
• Closing costs: $10,008
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.24mi
1004 Arborside Cir Bolivia, NC	1.0–3.0	1.0–2.5	1307	$2,170	$1.66	63d	15	0.65mi
2208 Lakefront Dr SE Bolivia, NC	3.0–4.0	2.0–2.5	1595	$2,588	$1.62	63d	61	0.93mi
2617 Provence Dr SE Bolivia, NC	4.0	2.0	1776	$1,920	$1.08	72d	1	1.24mi
756 Pantego Blvd SE Bolivia, NC	3.0	2.0	1506	$2,100	$1.39	72d	1	1.32mi
2537 Provence Dr SE Bolivia, NC	4.0	2.0	1607	$1,895	$1.18	72d	1	1.45mi

Property features AI

Finance

• Financial info: List price $338,990

Exterior

• Parking: Attached or detached 2-car garage (2 total parking spaces)
• Home design: Single-family plan named PINENew construction plan

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (1,953 total living area)

Listing history 50 events

1. 2026-08-08
   days on market $314,990 Active 86 DOM
2. 2026-08-07
   days on market $314,990 Active 85 DOM
3. 2026-08-06
   days on market $314,990 Active 84 DOM
4. 2026-08-05
   days on market $314,990 Active 83 DOM
5. 2026-08-04
   days on market $314,990 Active 82 DOM
6. 2026-08-03
   days on market $314,990 Active 81 DOM
7. 2026-07-31
   days on market $314,990 Active 78 DOM
8. 2026-07-30
   days on market $314,990 Active 76 DOM
9. 2026-07-27
   days on market $314,990 Active 74 DOM
10. 2026-07-25
    days on market $314,990 Active 72 DOM
11. 2026-07-24
    days on market $314,990 Active 71 DOM
12. 2026-07-23
    days on market $314,990 Active 70 DOM
13. 2026-07-22
    days on market $314,990 Active 69 DOM
14. 2026-07-21
    days on market $314,990 Active 68 DOM
15. 2026-07-18
    days on market $314,990 Active 65 DOM
16. 2026-07-16
    days on market $314,990 Active 63 DOM
17. 2026-07-16
    days on market $314,990 Active 62 DOM
18. 2026-07-14
    days on market $314,990 Active 61 DOM
19. 2026-07-13
    days on market $314,990 Active 60 DOM
20. 2026-07-12
    days on market $314,990 Active 59 DOM
21. 2026-07-11
    days on market $314,990 Active 58 DOM
22. 2026-07-10
    days on market $314,990 Active 57 DOM
23. 2026-07-09
    days on market $314,990 Active 56 DOM
24. 2026-07-08
    days on market $314,990 Active 55 DOM
25. 2026-07-07
    days on market $314,990 Active 54 DOM
26. 2026-07-06
    days on market $314,990 Active 53 DOM
27. 2026-07-05
    days on market $314,990 Active 52 DOM
28. 2026-07-04
    days on market $314,990 Active 51 DOM
29. 2026-07-03
    days on market $314,990 Active 50 DOM
30. 2026-07-02
    days on market $314,990 Active 49 DOM
31. 2026-07-01
    days on market $314,990 Active 48 DOM
32. 2026-06-30
    days on market $314,990 Active 47 DOM
33. 2026-06-29
    days on market $314,990 Active 46 DOM
34. 2026-06-28
    days on market $314,990 Active 45 DOM
35. 2026-06-28
    days on market $314,990 Active 44 DOM
36. 2026-06-25
    days on market $314,990 Active 41 DOM
37. 2026-06-23
    days on market $314,990 Active 39 DOM
38. 2026-06-22
    days on market $314,990 Active 38 DOM
39. 2026-06-18
    days on market $314,990 Active 35 DOM
40. 2026-06-17
    days on market $314,990 Active 34 DOM
41. 2026-06-16
    days on market $314,990 Active 33 DOM
42. 2026-06-15
    days on market $314,990 Active 32 DOM
43. 2026-06-14
    days on market $314,990 Active 30 DOM
44. 2026-06-13
    days on market $314,990 Active 29 DOM
45. 2026-06-10
    days on market $314,990 Active 27 DOM
46. 2026-06-09
    days on market $314,990 Active 26 DOM
47. 2026-06-08
    days on market $314,990 Active 25 DOM
48. 2026-06-07
    days on market $314,990 Active 24 DOM
49. 2026-06-05
    days on market $314,990 Active 21 DOM
50. 2026-06-03
    days on market $314,990 Active 20 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $30,385
• − Mortgage interest: −$18,687
• − Property taxes: −$5,004
• − Insurance: −$1,668
• − Repairs & maintenance: −$2,431
• − Management: −$2,431
• − Depreciation: −$9,705
• Taxable loss: −$9,540
• Est. tax savings @ 24.0%: +$2,290
• After-tax cash flow: $-1,372/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

Good 80/100 None rehab

The Pine is a well-maintained, open-concept two-story home with modern features and a good condition score. It offers a spacious kitchen, two and a half bathrooms, and a two-car garage. The home is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Both Upgrading the kitchen appliances — Newer appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/renters. ↑

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

• Financial info: List price $338,990

Exterior

• Parking: Attached or detached 2-car garage (2 total parking spaces)
• Home design: Single-family plan named PINENew construction plan

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (1,953 total living area)