109 Village Ct · Murrells Inlet, SC 29576

$29,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 213 Days on market

Built 1982

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 2 bath mobile home in Inlet Oaks Village a 55+ community with a pool. A great place to spend winters, as a getaway or live permanently.

Key facts

• Clubhouse
• Large front porch
• Community pool

Tags

• NEW VINYL FLOORING
• LARGE FRONT PORCH
• COVERED CARPORT
• REAR DETACHED STORAGE SHED
• COMMUNITY POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Land lease present
• Financial info: Has land lease (approximately $650 monthly)
• HOA & community: Monthly association fee; Owner-allowed golf cart; Owner-allowed motorcycle; Tenant-allowed golf cart; Community allows long term rentals; Senior community; Pool in community

Exterior

• Parking: Carport; 2 parking spaces total
• Utilities: Public water; Sewer available; Electricity available; Cable available; Phone available; Underground utilities
• Home design: Single wide mobile home; Resale condition; Zoned MF; Outside city limits
• Construction: Single wide body type
• Exterior features: Front porch; Rear porch; Screened porch; Porch; Outdoor community pool; Storage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Pantry; Kitchen exhaust fan; Kitchen/dining combo
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Window treatments; Ceiling fan(s); Bathtub; Separate shower; Tub/shower combination; Vanity; Split bedrooms; Main level primary; Workshop; Storage
• Laundry & utility: Washer hookup; Dryer; Washer; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $29k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $29k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 56.5% 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 30% 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 $200 of loan paydown is wiped out by about $870 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $11k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $29k implies a 71% gain — meaningful room to come down on a strong offer.

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 $25,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 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. 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?
6. 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.
7. 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.
8. 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: 6.17% ✓
• Cap rate: 56.54%
• Cash-on-cash: 179.44%
• DSCR: 8.98
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $69,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
176 Burr Cir	0.09mi	2/2.0	980 (0%)	14mo	$72,000	$73	84
166 Dubose Loop	0.09mi	2/2.0	980 (0%)	22mo	$90,000	$92	78
173 Braddock Ct	0.14mi	2/2.0	955 (-3%)	19mo	$55,000	$58	73
15 Burr Cir	0.07mi	2/2.0	924 (-6%)	21mo	$67,000	$73	70
53 Crooked Island Cir	0.48mi	3/2.0 (+1)	1,000 (+2%)	0mo	$67,000	$67	69
147 Ridgeway Loop	0.11mi	2/2.0	872 (-11%)	11mo	$72,000	$83	68
11 Dover St	0.50mi	3/1.0 (+1)	980 (0%)	2mo	$28,000	$29	66
54 Crooked Island Cir	0.52mi	3/2.0 (+1)	920 (-6%)	1mo	$65,000	$71	60
29 Oceanside Landing Crooked Island Cir	0.45mi	3/2.0 (+1)	1,064 (+9%)	4mo	$58,500	$55	56
1021 S Marlin St	0.73mi	2/2.0	920 (-6%)	4mo	$218,000	$237	53
67 Crooked Island Cir	0.58mi	2/2.0	1,100 (+12%)	0mo	$45,000	$41	52
91 Crooked Island Cir	0.55mi	2/2.0	1,120 (+14%)	4mo	$11,500	$10	47

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: —
• Equity multiple: 10.32×
• Total profit: $75,703
• Equity at exit: $4,324

10-year hold

• IRR: —
• Equity multiple: 22.98×
• Total profit: $178,518
• Equity at exit: $2,507

Cash invested: $8,120 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $1,214

Break-even live

Break-even rent $254

Max offer price $29,000

Occupancy floor 27%

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: $7,250
• Closing costs: $870
• 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	13d	1	0.58mi
13 Muddy Bay Dr Murrells Inlet, SC	2.0–3.0	2.0	1095	$1,801	$1.64	13d	13	1.20mi

Listing history 21 events

1. 2026-06-18
   days on market $29,000 Active 213 DOM
2. 2026-06-17
   days on market $29,000 Active 212 DOM
3. 2026-06-16
   days on market $29,000 Active 211 DOM
4. 2026-06-15
   days on market $29,000 Active 210 DOM
5. 2026-06-14
   days on market $29,000 Active 208 DOM
6. 2026-06-10
   days on market $29,000 Active 205 DOM
7. 2026-06-09
   days on market $29,000 Active 204 DOM
8. 2026-06-08
   days on market $29,000 Active 203 DOM
9. 2026-06-07
   days on market $29,000 Active 202 DOM
10. 2026-06-03
    days on market $29,000 Active 198 DOM
11. 2026-06-02
    days on market $29,000 Active 197 DOM
12. 2026-06-01
    days on market $29,000 Active 196 DOM
13. 2026-05-31
    days on market $29,000 Active 195 DOM
14. 2026-05-30
    days on market $29,000 Active 194 DOM
15. 2026-04-24
    price $29,000
16. 2026-01-08
    price $34,900
17. 2025-11-17
    listed $39,900 Active
18. 2015-03-23
    soldstatus $17,000 145-char remark

    Show marketing remark (145 chars)

    2 bedroom 2 bath mobile home in Inlet Oaks Village a 55+ community with a pool. A great place to spend winters, as a getaway or live permanently.

19. 2014-11-11
    listed $18,000 145-char remark

    Show marketing remark (145 chars)

    2 bedroom 2 bath mobile home in Inlet Oaks Village a 55+ community with a pool. A great place to spend winters, as a getaway or live permanently.

20. 2003-01-17
    soldstatus $12,000
21. 2002-10-09
    listed $14,500

ⓘ 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: $21,488
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$844
• Taxable income: $15,002
• Est. tax owed @ 24.0%: −$3,600
• After-tax cash flow: $10,970/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

+100.0% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $29,000 CCAR
• 2026-01-08 Price Changed $34,900 CCAR
• 2025-11-17 Listed $39,900 CCAR
• 2015-03-23 Sold (MLS) $17,000 CCAR
• 2014-11-11 Listed $18,000 CCAR
• 2003-01-17 Sold (MLS) $12,000 CCAR
• 2002-10-09 Listed $14,500 CCAR