485 Wineview Ct SE · Shallotte, NC 28422

$250,000

3 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 121 Days on market

Built 2007 0.50 ac lot Est $334k · 25% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stick Built & Manufactured Homes Subdivion, Nice Wooded Lot. Lot has a 3 Bedroom Perk good to 2011.

Key facts

• 0.5 acre lot
• Built 2007
• Listed 121 days

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Septic tank; Other utilities
• Home design: Manufactured home; Single-story
• Construction: Block, vinyl siding, and frame construction; Shingle roof
• Exterior features: Deck; Shed(s); Has a view; Unimproved road frontage

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Walk-in closets; Ceiling fans; Accessible full bathroom; Crawl space basement
• Laundry & utility: Laundry area in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (5.5% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.0% in Shallotte — 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 63/100 on livability (#411 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, crime F, 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); 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: 569 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 41% 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 $8k 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 121 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $250k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.94% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $334,476
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Benton Rd SE	0.48mi	4/2.0 (+1)	1,836 (-10%)	5mo	$300,000	$163	50

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-16,874
• Equity at exit: $37,276

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $15,442
• Equity at exit: $21,615

Cash invested: $70,000 (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 28422

• Home prices YoY: -23.8%
• Active inventory: 569
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,362 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $373

Break-even live

Break-even rent $1,890

Max offer price $250,000

Occupancy floor 79%

Sensitivity live

Price	-10% $514	-5% $444	+0% $373	+5% $302	+10% $231
Rent	-10% $186	-5% $280	+0% $373	+5% $466	+10% $559
Rate	-1.0pp $499	-0.5pp $436	base $373	+0.5pp $308	+1.0pp $242

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 Silky Oak Dr SE Bolivia, NC	3.0	2.0	1672	$2,400	$1.44	24d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $250,000 Active 121 DOM
2. 2026-06-17
   days on market $250,000 Active 120 DOM
3. 2026-06-16
   days on market $250,000 Active 119 DOM
4. 2026-06-15
   days on market $250,000 Active 118 DOM
5. 2026-06-14
   days on market $250,000 Active 116 DOM
6. 2026-06-13
   days on market $250,000 Active 115 DOM
7. 2026-06-10
   days on market $250,000 Active 113 DOM
8. 2026-06-09
   days on market $250,000 Active 112 DOM
9. 2026-06-08
   days on market $250,000 Active 111 DOM
10. 2026-06-07
    days on market $250,000 Active 110 DOM
11. 2026-06-05
    days on market $250,000 Active 107 DOM
12. 2026-06-03
    days on market $250,000 Active 106 DOM
13. 2026-06-02
    days on market $250,000 Active 105 DOM
14. 2026-06-01
    days on market $250,000 Active 104 DOM
15. 2026-05-31
    days on market $250,000 Active 103 DOM
16. 2026-05-30
    days on market $250,000 Active 102 DOM
17. 2026-05-22
    price $250,000
18. 2026-03-09
    price $260,000
19. 2026-03-06
    price $270,000
20. 2026-02-17
    listed $280,000 Active
21. 2025-09-24
    soldstatus $100,000
22. 2007-07-31
    soldstatus $108,000
23. 2007-04-24
    soldstatus $23,000 103-char remark

    Show marketing remark (103 chars)

    Stick Built & Manufactured Homes Subdivion, Nice Wooded Lot. Lot has a 3 Bedroom Perk good to 2011.

24. 2007-04-24
    soldstatus $23,000

    Show marketing remark (103 chars)

    Stick Built & Manufactured Homes Subdivion, Nice Wooded Lot. Lot has a 3 Bedroom Perk good to 2011.

25. 2006-07-28
    listed $25,000 103-char remark

    Show marketing remark (103 chars)

    Stick Built & Manufactured Homes Subdivion, Nice Wooded Lot. Lot has a 3 Bedroom Perk good to 2011.

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

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $932 · $78/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$1,118/yr (+$93/mo · 119.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 19 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: $28,340
• − Mortgage interest: −$14,004
• − Property taxes: −$932
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,267
• − Management: −$2,267
• − Depreciation: −$7,273
• Taxable income: $347
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $4,391/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: 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 — Shallotte

• Score: 63/100
• State rank: #411
• US rank: #15490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 131,536 people
• City population: 11,219
• 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
• Severe rent burden: 243.0

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 (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%

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

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

+900.0% since first listed

9 events — show timeline

• 2026-05-22 Price Changed $250,000 Hive MLS
• 2026-03-09 Price Changed $260,000 Hive MLS
• 2026-03-06 Price Changed $270,000 Hive MLS
• 2026-02-17 Listed $280,000 Hive MLS
• 2025-09-24 Sold (Public Records) $100,000 Public Records
• 2007-07-31 Sold (Public Records) $108,000 Public Records
• 2007-04-24 Sold (Public Records) $23,000 Public Records
• 2007-04-24 Sold (MLS) $23,000 Hive MLS
• 2006-07-28 Listed $25,000 Hive MLS

Property tax history

+3.1%/yr

Latest (2025): $932 · +0.0% YoY. Source: county tax records.