692 Savinwood Trl · Bolivia, NC 28422

$244,990

3 bd · 2.5 ba · 1,224 sqft · SingleFamily · 43 Days on market

Built 2026 Good condition 3,920 sqft lot $200/sqft · 17% below area Est $294k · 17% under $147/mo HOA · 7% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +9.1/30.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

$10,000 USE-AS-YOU-CHOOSE SELLER CREDIT! 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. Here, everyday life feels like a getaway--and The Reese floorplan makes it easy to enjoy every moment. This thoughtfully designed home offers the convenience of first-floor living paired with flexible space for family and guests. Start your day on the inviting front porch, then step into an open-concept layout where the great room flows seamlessly into a gourmet kitchen with a center island--perfect for gathering, dining, and entertaining.

Key facts

• Walk-in closet
• First-floor living
• Gourmet kitchen

Tags

• FIRST-FLOOR LIVING
• OPEN-CONCEPT LAYOUT
• GOURMET KITCHEN
• PRIVATE OWNER'S SUITE
• WALK-IN CLOSET
• ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (14.6% below list).
• Recommended offer: $209k (14.6% 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; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 36% 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 $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 43 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $209,179 (14.6% 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 43 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.85% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 9.8

CMA / ARV

• ARV (median comp): $294,262
• List price: $244,990
• Delta: -16.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1432 Pine Log Trl NE	0.52mi	3/2.0	1,224 (0%)	2mo	$249,372	$204	73
269 Ocean Pointe Blvd SE #17	0.48mi	3/2.0	1,202 (-2%)	13mo	$254,240	$212	62
2944 Old Ocean Hwy	0.36mi	2/1.0 (-1)	1,192 (-3%)	8mo	$170,000	$143	61
724 Savinwood Trl NE	0.05mi	2/2.0 (-1)	1,040 (-15%)	8mo	$262,455	$252	60
1500 Pine Log Trl	0.45mi	3/2.5	1,326 (+8%)	9mo	$254,997	$192	58
1496 Pine Log Trl NE	0.45mi	2/2.5 (-1)	1,156 (-6%)	13mo	$239,575	$207	54
1682 Piney Creek Rd NE	0.33mi	3/2.0	1,338 (+9%)	23mo	$301,145	$225	48
1678 Piney Creek Rd NE	0.34mi	3/2.0	1,338 (+9%)	23mo	$292,465	$219	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-51,523
• Equity at exit: $36,529

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-59,752
• Equity at exit: $21,182

Cash invested: $68,597 (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: 9 active · 14 under contract
• Months of supply: 13.5 mo (7%/mo absorbed)
• Median asking: $264,990 ($200/sqft)
• Median days on market: 76 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +20.3% above 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: 9.8×

Monthly cashflow live

• Estimated rent: $2,092 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$147
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-188

Break-even live

Break-even rent $2,329

Max offer price $217,850

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-103	+0% $-188	+5% $-272	+10% $-357
Rent	-10% $-353	-5% $-270	+0% $-188	+5% $-105	+10% $-22
Rate	-1.0pp $-64	-0.5pp $-125	base $-188	+0.5pp $-251	+1.0pp $-316

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: $61,248
• Closing costs: $7,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Community features: pool, sidewalks, and street lightsSubdivision: Middle Creek VillageZoning: R-75
• HOA & community: Homeowners association with annual feeAssociation amenities include cabana, maintenance of grounds, playground, trash service, and sport courtAssociation fee billed annually

Exterior

• Parking: Concrete parking pad
• Security: Smoke detectors
• Utilities: Public waterNatural gas available and connectedSewer available and connectedWater available and connected
• Home design: Single-family residenceNew constructionTwo storiesEntry level is first floor
• Construction: Vinyl siding with frame constructionShingle roofSlab foundationHome warranty included
• Exterior features: PatioFront porchLandscaped interior lotShed(s)

Interior

• Kitchen: Electric ovenElectric rangeMicrowaveDishwasherDisposalFreezerRefrigeratorIce maker
• Bedrooms: Total rooms: 5
• Flooring: Carpet
• Bathrooms: Two full bathroomsOne half bathroomAccessible full bath
• Heating & cooling: Central airZoned coolingForced air heatingNatural gas heatingZoned heating
• Interior features: Master bedroom located on the main levelWalk-in closetsKitchen islandPantryEat-in kitchenSmart thermostatTankless water heaterUnfurnished
• Laundry & utility: Washer hookupWasher includedDryer includedLaundry closet

Listing history 46 events

1. 2026-09-24
   days on market $244,990 Active 43 DOM
2. 2026-09-23
   days on market $244,990 Active 42 DOM
3. 2026-09-22
   days on market $244,990 Active 41 DOM
4. 2026-09-21
   days on market $244,990 Active 40 DOM
5. 2026-09-20
   days on market $244,990 Active 39 DOM
6. 2026-09-19
   days on market $244,990 Active 38 DOM
7. 2026-09-18
   days on market $244,990 Active 37 DOM
8. 2026-09-17
   days on market $244,990 Active 36 DOM
9. 2026-09-16
   pricedays on market $244,990 Active 35 DOM
10. 2026-09-15
    days on market $259,990 Active 34 DOM
11. 2026-09-14
    days on market $259,990 Active 33 DOM
12. 2026-09-13
    days on market $259,990 Active 32 DOM
13. 2026-09-12
    days on market $259,990 Active 31 DOM
14. 2026-09-11
    days on market $259,990 Active 30 DOM
15. 2026-09-05
    days on market $259,990 Active 24 DOM
16. 2026-09-04
    days on market $259,990 Active 23 DOM
17. 2026-09-03
    pricedays on market $259,990 Active 22 DOM
18. 2026-08-31
    days on market $249,990 Active 19 DOM
19. 2026-08-30
    days on market $249,990 Active 18 DOM
20. 2026-08-29
    days on market $249,990 Active 17 DOM
21. 2026-08-28
    days on market $249,990 Active 16 DOM
22. 2026-08-27
    days on market $249,990 Active 15 DOM
23. 2026-08-25
    days on market $249,990 Active 13 DOM
24. 2026-08-24
    days on market $249,990 Active 12 DOM
25. 2026-08-23
    days on market $249,990 Active 11 DOM
26. 2026-08-22
    days on market $249,990 Active 10 DOM
27. 2026-08-21
    days on market $249,990 Active 9 DOM
28. 2026-08-20
    days on market $249,990 Active 8 DOM
29. 2026-08-19
    days on market $249,990 Active 7 DOM
30. 2026-08-18
    days on market $249,990 Active 6 DOM
31. 2026-08-17
    days on market $249,990 Active 5 DOM
32. 2026-08-16
    days on market $249,990 Active 4 DOM
33. 2026-08-15
    days on market $249,990 Active 3 DOM
34. 2026-08-14
    days on market $249,990 Active 2 DOM
35. 2026-08-13
    pricedays on marketlisting id $249,990 Active 1 DOM
36. 2026-06-10
    days on market $236,990 Active 68 DOM
37. 2026-06-09
    days on market $236,990 Active 67 DOM
38. 2026-06-08
    days on market $236,990 Active 66 DOM
39. 2026-06-07
    days on market $236,990 Active 65 DOM
40. 2026-06-05
    days on market $236,990 Active 62 DOM
41. 2026-06-03
    days on market $236,990 Active 61 DOM
42. 2026-06-02
    days on market $236,990 Active 60 DOM
43. 2026-06-01
    days on market $236,990 Active 59 DOM
44. 2026-05-31
    days on market $236,990 Active 58 DOM
45. 2026-05-30
    days on market $236,990 Active 57 DOM
46. 2026-04-02
    listed $236,990 Active

ⓘ 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: $25,101
• − Mortgage interest: −$13,723
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − HOA: −$1,764
• − Depreciation: −$7,127
• Taxable loss: −$6,429
• Est. tax savings @ 24.0%: +$1,543
• After-tax cash flow: $-708/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 · 6 photos

Good 80/100 None rehab

This move-in-ready home offers a modern coastal design with an open-concept floor plan and high-end finishes. It is in excellent condition with minimal maintenance required, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and market value. ↑
• Resale Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's resale value. ↑
• Rental Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract tenants who value energy savings. ↑

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: Community features: pool, sidewalks, and street lightsSubdivision: Middle Creek VillageZoning: R-75
• HOA & community: Homeowners association with annual feeAssociation amenities include cabana, maintenance of grounds, playground, trash service, and sport courtAssociation fee billed annually

Exterior

• Parking: Concrete parking pad
• Security: Smoke detectors
• Utilities: Public waterNatural gas available and connectedSewer available and connectedWater available and connected
• Home design: Single-family residenceNew constructionTwo storiesEntry level is first floor
• Construction: Vinyl siding with frame constructionShingle roofSlab foundationHome warranty included
• Exterior features: PatioFront porchLandscaped interior lotShed(s)

Interior

• Kitchen: Electric ovenElectric rangeMicrowaveDishwasherDisposalFreezerRefrigeratorIce maker
• Bedrooms: Total rooms: 5
• Flooring: Carpet
• Bathrooms: Two full bathroomsOne half bathroomAccessible full bath
• Heating & cooling: Central airZoned coolingForced air heatingNatural gas heatingZoned heating
• Interior features: Master bedroom located on the main levelWalk-in closetsKitchen islandPantryEat-in kitchenSmart thermostatTankless water heaterUnfurnished
• Laundry & utility: Washer hookupWasher includedDryer includedLaundry closet

Price history

+5.5% since first listed

3 events — show timeline

• 2026-08-11 Listed $249,990 Hive MLS
• 2026-06-10 Listing Removed — Hive MLS
• 2026-04-02 Listed $236,990 Hive MLS