NEW - Dunmore Plan · Bolivia, NC 28422

$249,990

3 bd · 2.0 ba · 1,452 sqft · Townhouse · 120 Days on market

Excellent condition Garage

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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 +12.5/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +5.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Limited-Time Savings: Up to $10,000 in Flex Cash! Put it toward upgrades, closing costs, or lowering your monthly payment. * Wake up to coastal charm and everyday convenience at Middle Creek Village Coastal Cottages, where life moves at a more relaxed pace just minutes from the Shallotte Riverwalk and the shores of Oak Island. The Dunmore blends modern comfort with effortless main-level living-and as a thoughtfully designed duplex, every home is an end unit, offering added privacy, natural light, and enhanced curb appeal.

Key facts

• Rear patio
• On-suite bath
• Garage

Tags

• OPEN-CONCEPT GOURMET KITCHEN
• REAR PATIO
• FIRST-FLOOR OWNER'S SUITE
• ON-SUITE BATH
• SPACIOUS WALK-IN CLOSET
• SECOND BEDROOM ON MAIN LEVEL

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $255,816.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-36 ($-429/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (12.3% below list).
• Recommended offer: $219k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.7% in Bolivia — 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 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 38% 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 120 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,256 (12.3% 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 120 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $255,816
• List price: $249,990
• Delta: -2.28%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1554 Sayer Rd NE	0.28mi	3/2.5	1,442 (-1%)	18mo	$216,000	$150	69
1558 Sayer Rd NE	0.28mi	3/2.5	1,442 (-1%)	18mo	$224,025	$155	68
1439 Pine Log Trl NE	0.10mi	3/2.5	1,628 (+12%)	6mo	$274,990	$169	68
1565 Sayer Rd NE	0.31mi	3/2.5	1,442 (-1%)	22mo	$246,570	$171	64
1483 Pine Log Trl NE	0.04mi	3/2.5	1,628 (+12%)	16mo	$262,015	$161	63
1491 Pine Log Trl NE	0.04mi	3/2.0	1,628 (+12%)	21mo	$266,265	$164	61
1527 Pine Log Trl NE	0.03mi	3/2.0	1,634 (+12%)	22mo	$271,665	$166	59
631 Savinwood Trl NE	0.46mi	3/2.5	1,628 (+12%)	8mo	$290,780	$179	50
651 Savinwood Trl NE	0.57mi	3/2.5	1,628 (+12%)	2mo	$269,995	$166	50
779 Savinwood Trl NE	0.57mi	3/2.5	1,628 (+12%)	6mo	$282,175	$173	46
627 Savinwood Trl NE	0.55mi	3/2.5	1,628 (+12%)	7mo	$289,995	$178	46
751 Savinwood Trl NE	0.59mi	3/2.5	1,628 (+12%)	9mo	$274,995	$169	42

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-43,698
• Equity at exit: $38,143

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-40,850
• Equity at exit: $22,118

Cash invested: $71,628 (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: 12 active · 1 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $269,990 ($178/sqft)
• Median days on market: 66 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -1.0% 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: 9.5×

Monthly cashflow live

• Estimated rent: $2,193 medium
• Mortgage (P&I): −$1,342
• Tax est. 1.5%: −$320 /mo · $3,837/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-36

Break-even live

Break-even rent $2,238

Max offer price $250,641

Occupancy floor 97%

Sensitivity live

Price	-10% $141	-5% $53	+0% $-36	+5% $-124	+10% $-213
Rent	-10% $-209	-5% $-122	+0% $-36	+5% $51	+10% $137
Rate	-1.0pp $93	-0.5pp $29	base $-36	+0.5pp $-102	+1.0pp $-169

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: $63,954
• Closing costs: $7,674
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Knox St Bolivia, NC	3.0	2.0	1569	$2,200	$1.40	119d	1	1.32mi

Property features AI

Finance

• Other: Address: 1508 Pine Log Trl NE, Bolivia, NC 28422Status: ActiveLast modified: 2026-05-27
• Financial info: List price $249,990

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Utilities: Central air conditioning
• Home design: New construction plan: Dunmore
• Exterior features: Living area approximately 1,452

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

Listing history 50 events

1. 2026-09-24
   days on market $249,990 Active 120 DOM
2. 2026-09-23
   days on market $249,990 Active 119 DOM
3. 2026-09-22
   days on market $249,990 Active 118 DOM
4. 2026-09-21
   days on market $249,990 Active 117 DOM
5. 2026-09-20
   days on market $249,990 Active 116 DOM
6. 2026-09-19
   days on market $249,990 Active 115 DOM
7. 2026-09-18
   days on market $249,990 Active 114 DOM
8. 2026-09-17
   pricedays on market $249,990 Active 113 DOM
9. 2026-09-16
   days on market $259,990 Active 112 DOM
10. 2026-09-14
    days on market $259,990 Active 110 DOM
11. 2026-09-13
    days on market $259,990 Active 109 DOM
12. 2026-09-12
    days on market $259,990 Active 108 DOM
13. 2026-09-11
    pricedays on market $259,990 Active 107 DOM
14. 2026-09-06
    days on market $249,990 Active 101 DOM
15. 2026-09-04
    days on market $249,990 Active 100 DOM
16. 2026-09-03
    days on market $249,990 Active 99 DOM
17. 2026-08-31
    days on market $249,990 Active 96 DOM
18. 2026-08-30
    days on market $249,990 Active 95 DOM
19. 2026-08-29
    days on market $249,990 Active 94 DOM
20. 2026-08-28
    days on market $249,990 Active 93 DOM
21. 2026-08-27
    days on market $249,990 Active 92 DOM
22. 2026-08-25
    days on market $249,990 Active 90 DOM
23. 2026-08-24
    days on market $249,990 Active 89 DOM
24. 2026-08-23
    days on market $249,990 Active 88 DOM
25. 2026-08-22
    days on market $249,990 Active 87 DOM
26. 2026-08-21
    days on market $249,990 Active 86 DOM
27. 2026-08-20
    days on market $249,990 Active 85 DOM
28. 2026-08-19
    days on market $249,990 Active 84 DOM
29. 2026-08-18
    days on market $249,990 Active 83 DOM
30. 2026-08-17
    days on market $249,990 Active 82 DOM
31. 2026-08-16
    days on market $249,990 Active 81 DOM
32. 2026-08-15
    days on market $249,990 Active 80 DOM
33. 2026-08-14
    days on market $249,990 Active 79 DOM
34. 2026-08-13
    days on market $249,990 Active 78 DOM
35. 2026-08-12
    days on market $249,990 Active 77 DOM
36. 2026-08-11
    days on market $249,990 Active 76 DOM
37. 2026-08-10
    days on market $249,990 Active 75 DOM
38. 2026-08-09
    days on market $249,990 Active 74 DOM
39. 2026-08-08
    days on market $249,990 Active 73 DOM
40. 2026-08-07
    days on market $249,990 Active 72 DOM
41. 2026-08-06
    days on market $249,990 Active 71 DOM
42. 2026-08-05
    days on market $249,990 Active 70 DOM
43. 2026-08-04
    days on market $249,990 Active 69 DOM
44. 2026-08-03
    days on market $249,990 Active 68 DOM
45. 2026-07-31
    days on market $249,990 Active 65 DOM
46. 2026-07-30
    days on market $249,990 Active 63 DOM
47. 2026-07-27
    days on market $249,990 Active 61 DOM
48. 2026-07-25
    days on market $249,990 Active 59 DOM
49. 2026-07-24
    days on market $249,990 Active 58 DOM
50. 2026-07-23
    days on market $249,990 Active 57 DOM

ⓘ 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: $26,311
• − Mortgage interest: −$14,330
• − Property taxes: −$3,837
• − Insurance: −$1,279
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$7,442
• Taxable loss: −$4,787
• Est. tax savings @ 24.0%: +$1,149
• After-tax cash flow: $720/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 · 10 photos

Excellent 100/100 None rehab

This townhouse is in excellent condition with modern finishes and a low-maintenance lifestyle. It is move-in ready and would benefit from landscaping and exterior painting to further enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Add smart home features — Enhances convenience and adds value ↑

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

• Other: Address: 1508 Pine Log Trl NE, Bolivia, NC 28422Status: ActiveLast modified: 2026-05-27
• Financial info: List price $249,990

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Utilities: Central air conditioning
• Home design: New construction plan: Dunmore
• Exterior features: Living area approximately 1,452

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning