1099 Nautical Ln · Carolina Shores, NC 28467

$245,000

3 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 111 Days on market

Built 1999 0.27 ac lot Est $306k · 20% under $17/mo HOA · 1% of rent

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• 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

Welcome to 1099 Nautical Lane SW, nestled in the desirable Village of Calabash community. This gorgeous 4-bedroom, 2-bathroom home features a charming, screened front porch that offers the perfect spot for morning coffee or evening relaxation. Step inside to discover a bright, seamless open-concept layout. To your left, the chef-inspired kitchen serves as the heart of the home, with fine appliances--including a built-in dishwasher, spacious refrigerator, modern range, and microwave. With abundant cabinet space and a sleek breakfast bar, this kitchen is as functional as it is beautiful, making it perfect for both daily living and effortless entertaining. The formal dining room joins the livi

Key facts

• Built in dishwasher
• Walk-in closet
• Modern kitchen

Tags

• MODERN KITCHEN
• BUILT IN DISHWASHER
• GENEROUSLY SIZED REFRIGERATOR
• DOUBLE GAS LOG FIREPLACES
• WALK-IN CLOSET
• GATED AND ENCLOSED BACK YARD

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $200 (about $16.67/month); Community clubhouse; Community pool

Exterior

• Parking: 2 total parking spaces; Attached 2-car garage with workshop, concrete surface, garage door opener; garage faces front; on-site parking
• Utilities: Public water; Sewer connected; Water connected
• Home design: Manufactured home (residential); One level / single-story; Entry level: 1
• Construction: Vinyl siding and frame construction; Shingle roof; Brick/mortar and pier/pillar foundation (permanent/other)
• Exterior features: Covered, enclosed, screened porch and patio; Back yard vinyl fencing; Has a view; Corner lot; City street and state road frontage

Interior

• Kitchen: Built-in electric oven; Dishwasher; Microwave; Garbage disposal; Electric water heater
• Bedrooms: Total rooms: 10
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Central air; Heat pump; Propane and electric heating; Forced air
• Interior features: Walk-in closets; Vaulted and high ceilings; Entrance foyer; Ceiling fans; Insulated windows; Gas log fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/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 $233k (4.8% below list).
• Recommended offer: $223k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.9% in Carolina Shores — 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 64/100 on livability (#352 in NC) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B+; Watch: health & safety D, amenities F, commute 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: Jessie Mae Monroe Elementary (math 43% / reading 41%, grade F, #633 of 1,410 statewide, top 48%, 394 students, 99% FRL); Shallotte Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 674 students, 100% FRL); West Brunswick High (math 50% / reading 56%, grade C-, #281 of 535 statewide, top 53%, 1,526 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: 703 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 37% of the median local income ($75k/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 $7k 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 111 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $222,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.95% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $306,432
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 Captains Ct	0.10mi	4/2.0 (+1)	2,201 (+3%)	15mo	$209,000	$95	72
857 Yaupon Dr SW	0.16mi	3/2.0	1,920 (-10%)	14mo	$287,200	$150	64
1030 Palm Ct SW	0.44mi	3/2.0	1,928 (-9%)	7mo	$278,500	$144	58
1107 Captains Ct	0.13mi	4/3.0 (+1)	2,020 (-5%)	23mo	$270,000	$134	57
1062 Cedar Ct SW	0.38mi	3/2.0	1,943 (-9%)	13mo	$245,000	$126	57
952 Palmer Dr SW	0.71mi	3/2.0	1,842 (-13%)	22mo	$275,000	$149	26

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-24,336
• Equity at exit: $36,530

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,468
• Equity at exit: $21,183

Cash invested: $68,600 (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 28467

• Home prices YoY: -33.7%
• Active inventory: 703
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,331 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$130 /mo · $1,558/yr
• Insurance: −$102
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$17
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $242

Break-even live

Break-even rent $2,026

Max offer price $245,000

Occupancy floor 85%

Sensitivity live

Price	-10% $380	-5% $311	+0% $242	+5% $172	+10% $103
Rent	-10% $57	-5% $149	+0% $242	+5% $334	+10% $426
Rate	-1.0pp $365	-0.5pp $304	base $242	+0.5pp $178	+1.0pp $114

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1063 Harbor Dr Calabash, NC	3.0	2.0	1421	$2,200	$1.55	22d	1	0.39mi
834 Greenwood Ct Calabash, NC	3.0	2.0	1475	$2,100	$1.42	15d	1	0.50mi
1016 Harbor Dr Calabash, NC	4.0	2.0	1780	$2,400	$1.35	15d	1	0.66mi
1035 Brightwater Way Calabash, NC	1.0–3.0	1.0–2.5	1327	$2,145	$1.62	25d	1	0.73mi
660 Aubrey Ln Calabash, NC	1.0–2.0	1.0–2.0	1081	$2,870	$2.65	15d	69	0.92mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 50 events

1. 2026-06-22
   days on market $245,000 Active 111 DOM
2. 2026-06-18
   days on market $245,000 Active 108 DOM
3. 2026-06-17
   days on market $245,000 Active 107 DOM
4. 2026-06-16
   days on market $245,000 Active 106 DOM
5. 2026-06-15
   days on market $245,000 Active 105 DOM
6. 2026-06-14
   days on market $245,000 Active 103 DOM
7. 2026-06-13
   days on market $245,000 Active 102 DOM
8. 2026-06-10
   days on market $245,000 Active 100 DOM
9. 2026-06-09
   days on market $245,000 Active 99 DOM
10. 2026-06-08
    days on market $245,000 Active 98 DOM
11. 2026-06-07
    days on market $245,000 Active 97 DOM
12. 2026-06-05
    days on market $245,000 Active 94 DOM
13. 2026-06-03
    days on market $245,000 Active 93 DOM
14. 2026-06-02
    days on market $245,000 Active 92 DOM
15. 2026-06-01
    days on market $245,000 Active 91 DOM
16. 2026-05-31
    days on market $245,000 Active 90 DOM
17. 2026-05-30
    days on market $245,000 Active 89 DOM
18. 2026-04-09
    price $245,000
19. 2026-03-02
    listed $250,000 Active
20. 2026-03-02
    status Active
21. 2025-12-11
    status Pending
22. 2025-08-20
    historical
23. 2025-08-20
    status Pending
24. 2025-08-13
    price $244,900
25. 2025-07-22
    status Active
26. 2025-07-21
    price $249,990
27. 2025-07-21
    price $249,990
28. 2025-07-18
    status Active
29. 2025-07-18
    historical
30. 2025-07-18
    historical
31. 2025-07-18
    price $254,990
32. 2025-07-16
    listed $254,990 Active
33. 2025-07-06
    status Active
34. 2025-04-22
    status Pending
35. 2025-04-22
    historical
36. 2025-04-17
    price $255,000
37. 2025-03-22
    listed $265,000 Active
38. 2025-02-22
    status Pending
39. 2025-02-22
    historical
40. 2025-02-12
    price $269,900
41. 2025-01-27
    price $289,500
42. 2024-12-05
    price $292,500
43. 2024-11-06
    price $299,500
44. 2024-10-18
    listed $319,000 Active
45. 2021-05-26
    soldstatus $214,000
46. 2021-05-26
    soldstatus $214,000
47. 2021-04-27
    listed $214,000
48. 2020-12-10
    listed $218,000
49. 2015-11-02
    soldstatus $120,000
50. 2015-11-02
    soldstatus $120,000

ⓘ 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: $1,558 · $130/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$451/yr (+$38/mo · 29.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,976
• − Mortgage interest: −$13,724
• − Property taxes: −$1,558
• − Insurance: −$2,022
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − HOA: −$204
• − Depreciation: −$7,127
• Taxable loss: −$1,136
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $3,172/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 — Carolina Shores

• Score: 64/100
• State rank: #352
• US rank: #13907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carolina Shores, NC
• County: Brunswick County · 131,536 people
• City population: 13,313
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 13,313
• Household income: $75,341
• Rent vs Own: 10.4% rent · 89.6% own
• Severe rent burden: 81.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -67.90%
• Current HPI: 133.7186
• 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

+88.5% since first listed

37 events — show timeline

• 2026-04-09 Price Changed $245,000 Hive MLS
• 2026-03-02 Listed $250,000 Hive MLS
• 2026-03-02 Relisted — Hive MLS
• 2025-12-11 Pending — Hive MLS
• 2025-08-20 Listing Removed — Hive MLS
• 2025-08-20 Pending — Hive MLS
• 2025-08-13 Price Changed $244,900 Hive MLS
• 2025-07-22 Relisted — Hive MLS
• 2025-07-21 Price Changed $249,990 Hive MLS
• 2025-07-21 Price Changed $249,990 Hive MLS
• 2025-07-18 Relisted — Hive MLS
• 2025-07-18 Price Changed $254,990 Hive MLS
• 2025-07-18 Listing Removed — Hive MLS
• 2025-07-18 Listing Removed — Hive MLS
• 2025-07-16 Listed $254,990 Hive MLS
• 2025-07-06 Relisted — Hive MLS
• 2025-04-22 Pending — Hive MLS
• 2025-04-22 Listing Removed — Hive MLS
• 2025-04-17 Price Changed $255,000 Hive MLS
• 2025-03-22 Listed $265,000 Hive MLS
• 2025-02-22 Pending — Hive MLS
• 2025-02-22 Listing Removed — Hive MLS
• 2025-02-12 Price Changed $269,900 Hive MLS
• 2025-01-27 Price Changed $289,500 Hive MLS
• 2024-12-05 Price Changed $292,500 Hive MLS
• 2024-11-06 Price Changed $299,500 Hive MLS
• 2024-10-18 Listed $319,000 Hive MLS
• 2021-05-26 Sold (Public Records) $214,000 Public Records
• 2021-05-26 Sold (MLS) $214,000 Hive MLS
• 2021-04-27 Listed $214,000 CCAR
• 2020-12-10 Listed $218,000 Hive MLS
• 2015-11-02 Sold (Public Records) $120,000 Public Records
• 2015-11-02 Sold (MLS) $120,000 CCAR
• 2015-11-02 Sold (MLS) $120,000 Hive MLS
• 2015-06-15 Listed $134,900 CCAR
• 2015-06-15 Listed $134,900 Hive MLS
• 2002-12-01 Sold (Public Records) $130,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,558 · +0.0% YoY. Source: county tax records.