Homesite Special: Geneva Plan · Bolivia, NC 28422

$319,990

4 bd · 2.5 ba · 2,197 sqft · SingleFamily · 141 Days on market

Excellent condition

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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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Homesite Special Savings: Up to $3,500 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 Geneva floorplan brings together style and simplicity with a layout designed for how you live today. Inside, the open-concept main level creates a bright, connected space where the great room flows naturally into the gourmet kitchen and dining area-perfect for hosting or relaxing at home.

Key facts

• Gourmet kitchen
• Dining area
• Multiple floorplans

Tags

• NEW SINGLE FAMILY HOMES
• MULTIPLE FLOORPLANS
• GREAT ROOM
• GOURMET KITCHEN
• DINING AREA
• PATIO

🏗️ New construction. The $319,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $350,201.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-476 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (23.1% below list).
• Recommended offer: $246k (23.1% 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: 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; 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 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 $11k 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 141 days — a 12% lower offer ($282k) 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 $246,100 (23.1% 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 141 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.70% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.82%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $350,201
• List price: $319,990
• Delta: -1.49%
• 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
562 Shady Birch Ln NE	0.26mi	3/2.5 (-1)	2,294 (+4%)	3mo	$391,287	$171	73
914 Rindlewood Trl NE	0.19mi	3/2.5 (-1)	2,294 (+4%)	7mo	$410,290	$179	72
1234 Middle Crest Dr NE	0.17mi	3/2.5 (-1)	2,325 (+6%)	10mo	$391,500	$168	69
1206 Middle Crest Dr NE	0.24mi	4/2.5	2,423 (+10%)	4mo	$388,425	$160	68
1254 Middle Crest Dr NE	0.20mi	3/2.0 (-1)	2,294 (+4%)	11mo	$422,895	$184	67
550 Shady Birch Ln NE	0.31mi	3/2.5 (-1)	2,294 (+4%)	10mo	$409,500	$179	65
2163 Webfoot Dr NE	0.06mi	3/2.0 (-1)	1,898 (-14%)	3mo	$359,000	$189	65
558 Shady Birch Ln NE	0.26mi	3/2.5 (-1)	2,423 (+10%)	4mo	$367,925	$152	62
554 Shady Birch Ln NE	0.08mi	3/2.0 (-1)	1,898 (-14%)	6mo	$379,115	$200	61
1250 Middle Crest Dr NE	0.13mi	3/2.0 (-1)	1,898 (-14%)	11mo	$413,525	$218	55
253 Ocean Pointe Blvd SE #13	0.70mi	4/2.5	2,321 (+6%)	9mo	$300,000	$129	50
261 Ocean Pointe Blvd SE #15	0.70mi	4/3.0	1,967 (-10%)	12mo	$285,000	$145	38

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: -26.3%
• Equity multiple: 0.11×
• Total profit: $-87,025
• Equity at exit: $52,216

10-year hold

• IRR: -23.2%
• Equity multiple: -0.17×
• Total profit: $-114,664
• Equity at exit: $30,279

Cash invested: $98,056 (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: 22 active · 17 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $342,490 ($155/sqft)
• Median days on market: 39 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +3.1% 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: 10.8×

Monthly cashflow live

• Estimated rent: $2,461 medium
• Mortgage (P&I): −$1,836
• Tax est. 1.5%: −$438 /mo · $5,253/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-476

Break-even live

Break-even rent $3,063

Max offer price $281,327

Occupancy floor —

Sensitivity live

Price	-10% $-234	-5% $-355	+0% $-476	+5% $-597	+10% $-718
Rent	-10% $-670	-5% $-573	+0% $-476	+5% $-379	+10% $-282
Rate	-1.0pp $-300	-0.5pp $-387	base $-476	+0.5pp $-567	+1.0pp $-659

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: $87,550
• Closing costs: $10,506
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.48mi

Property features AI

Finance

• Financial info: List price $329,990

Exterior

• Parking: 2 parking spaces (total)
• Utilities: Central air (cooling)
• Home design: Plan: NEW!! GenevaNew construction plan
• Exterior features: Living area approximately 2,197

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central air
• Interior features: Central air conditioning

Listing history 50 events

1. 2026-09-16
   pricedays on market $319,990 Active 141 DOM
2. 2026-09-14
   days on market $344,990 Active 139 DOM
3. 2026-09-13
   days on market $344,990 Active 138 DOM
4. 2026-09-12
   days on market $344,990 Active 137 DOM
5. 2026-09-11
   pricedays on market $344,990 Active 136 DOM
6. 2026-09-06
   days on market $329,990 Active 130 DOM
7. 2026-09-04
   days on market $329,990 Active 129 DOM
8. 2026-09-03
   days on market $329,990 Active 128 DOM
9. 2026-08-31
   days on market $329,990 Active 125 DOM
10. 2026-08-30
    days on market $329,990 Active 124 DOM
11. 2026-08-29
    days on market $329,990 Active 123 DOM
12. 2026-08-28
    days on market $329,990 Active 122 DOM
13. 2026-08-27
    days on market $329,990 Active 121 DOM
14. 2026-08-25
    days on market $329,990 Active 119 DOM
15. 2026-08-24
    days on market $329,990 Active 118 DOM
16. 2026-08-23
    days on market $329,990 Active 117 DOM
17. 2026-08-22
    days on market $329,990 Active 116 DOM
18. 2026-08-21
    days on market $329,990 Active 115 DOM
19. 2026-08-20
    days on market $329,990 Active 114 DOM
20. 2026-08-19
    days on market $329,990 Active 113 DOM
21. 2026-08-18
    days on market $329,990 Active 112 DOM
22. 2026-08-17
    days on market $329,990 Active 111 DOM
23. 2026-08-16
    days on market $329,990 Active 110 DOM
24. 2026-08-15
    days on market $329,990 Active 109 DOM
25. 2026-08-14
    days on market $329,990 Active 108 DOM
26. 2026-08-13
    days on market $329,990 Active 107 DOM
27. 2026-08-12
    days on market $329,990 Active 106 DOM
28. 2026-08-11
    days on market $329,990 Active 105 DOM
29. 2026-08-10
    days on market $329,990 Active 104 DOM
30. 2026-08-09
    days on market $329,990 Active 103 DOM
31. 2026-08-08
    days on market $329,990 Active 102 DOM
32. 2026-08-07
    days on market $329,990 Active 101 DOM
33. 2026-08-06
    days on market $329,990 Active 100 DOM
34. 2026-08-05
    days on market $329,990 Active 99 DOM
35. 2026-08-04
    days on market $329,990 Active 98 DOM
36. 2026-08-03
    pricedays on market $329,990 Active 97 DOM
37. 2026-07-31
    days on market $334,990 Active 94 DOM
38. 2026-07-30
    days on market $334,990 Active 92 DOM
39. 2026-07-27
    days on market $334,990 Active 90 DOM
40. 2026-07-25
    days on market $334,990 Active 88 DOM
41. 2026-07-24
    days on market $334,990 Active 87 DOM
42. 2026-07-23
    days on market $334,990 Active 86 DOM
43. 2026-07-22
    days on market $334,990 Active 85 DOM
44. 2026-07-21
    days on market $334,990 Active 84 DOM
45. 2026-07-18
    days on market $334,990 Active 81 DOM
46. 2026-07-16
    days on market $334,990 Active 79 DOM
47. 2026-07-16
    days on market $334,990 Active 78 DOM
48. 2026-07-14
    days on market $334,990 Active 77 DOM
49. 2026-07-13
    days on market $334,990 Active 76 DOM
50. 2026-07-12
    days on market $334,990 Active 75 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: $29,532
• − Mortgage interest: −$19,617
• − Property taxes: −$5,253
• − Insurance: −$1,751
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − Depreciation: −$10,188
• Taxable loss: −$12,001
• Est. tax savings @ 24.0%: +$2,880
• After-tax cash flow: $-2,831/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 · 11 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for a potential buyer looking for a move-in-ready property.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more buyers ↑
• Both Adding smart home features — Modern technology can increase both resale and rental appeal ↑

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

• Financial info: List price $329,990

Exterior

• Parking: 2 parking spaces (total)
• Utilities: Central air (cooling)
• Home design: Plan: NEW!! GenevaNew construction plan
• Exterior features: Living area approximately 2,197

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central air
• Interior features: Central air conditioning