4580 Squirrel Ave NW · Shallotte, NC 28470

$219,000

3 bd · 2.0 ba · 2,152 sqft · SingleFamily public records · 164 Days on market

Built 1990 0.30 ac lot Est $355k · 38% under

---

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 +12.5/30.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a place to call home in a neighborhood without a HOA fee. Here's the place. Newly installed vinyl plank flooring throughout. All appliances included even washer and dryer. The location is a plus. So close to shopping, restaurants, schools and the local beaches. Broker owned.

Key facts

• Fresh paint
• New hvac
• New water heater

Tags

• DURABLE LVP FLOORING
• FRESH PAINT
• REPLACED ROOF
• NEW WATER HEATER
• NEW HVAC
• ONE YEAR OLD DISHWASHER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-32 ($-390/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (22.3% below list).
• Recommended offer: $170k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Union Elementary (math 83% / reading 76%, grade A, #24 of 1,410 statewide, top 2%, 571 students, 100% 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.
• Zoned-school proficiency averages 59% at this address vs 46% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Brunswick County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 384 active listings in the ZIP; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 31% of the median local income ($65k/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 164 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $170,245 (22.3% 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 164 days. Have you received any prior offers? Is the seller open to a 22% 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. 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?
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: 0.78% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $355,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4284 Frogie Ln	0.17mi	3/2.0	1,883 (-12%)	4mo	$323,815	$172	68
180 Wild Raven St NW	0.34mi	3/3.0	2,069 (-4%)	8mo	$356,000	$172	67
4421 East Coast Ln	0.37mi	3/2.0	1,883 (-12%)	4mo	$310,000	$165	59
2000 Snipe Ln Lot 368- Galen B	0.33mi	4/2.5 (+1)	2,340 (+9%)	5mo	$316,000	$135	59
2000 Lot 368- Galen B Snipe Ln	0.33mi	4/2.5 (+1)	2,340 (+9%)	5mo	$316,000	$135	59
4465 East Coast Ln	0.32mi	4/2.0 (+1)	1,883 (-12%)	3mo	$304,000	$161	57
4480 East Coast Ln	0.29mi	3/2.0	1,883 (-12%)	11mo	$310,000	$165	56
4480 East Coast Ln	0.29mi	3/2.0	1,883 (-12%)	11mo	$310,000	$165	56
4445 East Coast Ln	0.36mi	4/2.0 (+1)	1,883 (-12%)	7mo	$267,000	$142	52
4445 East Coast Ln	0.36mi	4/2.0 (+1)	1,883 (-12%)	7mo	$319,475	$170	52
4525 East Coast Ln	0.34mi	4/2.0 (+1)	1,883 (-12%)	12mo	$310,000	$165	48
4525 East Coast Ln	0.34mi	4/2.0 (+1)	1,883 (-12%)	12mo	$310,000	$165	48

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-37,613
• Equity at exit: $32,654

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-35,651
• Equity at exit: $18,935

Cash invested: $61,320 (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 28470

• Home prices YoY: -34.8%
• Active inventory: 384
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$138 /mo · $1,652/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-32

Break-even live

Break-even rent $1,744

Max offer price $213,264

Occupancy floor 97%

Sensitivity live

Price	-10% $92	-5% $30	+0% $-32	+5% $-94	+10% $-156
Rent	-10% $-167	-5% $-100	+0% $-32	+5% $35	+10% $102
Rate	-1.0pp $78	-0.5pp $23	base $-32	+0.5pp $-89	+1.0pp $-147

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-17
   status Pending
2. 2026-04-14
   price $219,000
3. 2026-03-24
   status Active
4. 2026-03-12
   status Pending
5. 2026-03-08
   price $229,000
6. 2026-01-23
   price $245,000
7. 2025-10-23
   listed $259,000 Active
8. 2019-03-18
   soldstatus $155,000 287-char remark

   Show marketing remark (287 chars)

   Looking for a place to call home in a neighborhood without a HOA fee. Here's the place. Newly installed vinyl plank flooring throughout. All appliances included even washer and dryer. The location is a plus. So close to shopping, restaurants, schools and the local beaches. Broker owned.

9. 2019-03-18
   soldstatus $155,000

   Show marketing remark (287 chars)

   Looking for a place to call home in a neighborhood without a HOA fee. Here's the place. Newly installed vinyl plank flooring throughout. All appliances included even washer and dryer. The location is a plus. So close to shopping, restaurants, schools and the local beaches. Broker owned.

10. 2019-01-25
    listed $159,900 287-char remark

    Show marketing remark (287 chars)

    Looking for a place to call home in a neighborhood without a HOA fee. Here's the place. Newly installed vinyl plank flooring throughout. All appliances included even washer and dryer. The location is a plus. So close to shopping, restaurants, schools and the local beaches. Broker owned.

11. 2017-01-31
    historical
12. 2016-12-30
    listed $147,500
13. 2006-08-28
    soldstatus $145,000
14. 2006-08-28
    soldstatus $145,000
15. 2006-05-17
    listed $149,000

ⓘ 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: $1,652 · $138/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: +$143/yr (+$12/mo · 8.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $20,429
• − Mortgage interest: −$12,267
• − Property taxes: −$1,652
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$6,371
• Taxable loss: −$4,225
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $624/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

• Census place: Shallotte, NC
• County: Brunswick County · 131,536 people
• City population: 11,219
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 11,219
• Household income: $65,030
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 455.0

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 (73%)
• Race & ethnicity: White 73% Black 13% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -77.91%
• Current HPI: 146.2303
• 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

+47.0% since first listed

15 events — show timeline

• 2026-04-17 Pending — Hive MLS
• 2026-04-14 Price Changed $219,000 Hive MLS
• 2026-03-24 Relisted — Hive MLS
• 2026-03-12 Pending — Hive MLS
• 2026-03-08 Price Changed $229,000 Hive MLS
• 2026-01-23 Price Changed $245,000 Hive MLS
• 2025-10-23 Listed $259,000 Hive MLS
• 2019-03-18 Sold (Public Records) $155,000 Public Records
• 2019-03-18 Sold (MLS) $155,000 Hive MLS
• 2019-01-25 Listed $159,900 Hive MLS
• 2017-01-31 Listing Removed — Hive MLS
• 2016-12-30 Listed $147,500 Hive MLS
• 2006-08-28 Sold (Public Records) $145,000 Public Records
• 2006-08-28 Sold (MLS) $145,000 Hive MLS
• 2006-05-17 Listed $149,000 Hive MLS

Property tax history

+5.3%/yr

Latest (2025): $1,652 · +1.1% YoY. Source: county tax records.