25 Crooked Island Cir · Murrells Inlet, SC 29576

$22,500

2 bd · 2.0 ba · 980 sqft · Manufactured · 175 Days on market

Built 1988 ↓ 50% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Back on the market due to no fault of the seller. * * Welcome to 25 Crooked Island Circle in the Oceanside Landing community. This quaint beach home offers a welcoming and cozy atmosphere with 2 bedrooms and 2 bathrooms, perfect for a permanent residence or seasonal retreats. The home recently had a few upgrades including new kitchen flooring, new bedroom carpeting, redone screened porch and a recently installed HVAC system. The Community has a newly renovated clubhouse pool, Pickleball courts, and outdoor picnic area. The home is located in beautiful Murrells Inlet, which is close to Huntington Beach State Park, Brookgreen Gardens, the Marshwalk, golf, restaurants, and all the attra

Key facts

• Pickleball courts
• New kitchen flooring
• 2 parking spots

Tags

• NEW KITCHEN FLOORING
• NEW BEDROOM CARPETING
• REDONE SCREENED PORCH
• RECENTLY INSTALLED HVAC SYSTEM
• NEWLY RENOVATED CLUBHOUSE POOL
• PICKLEBALL COURTS

Property features AI

Finance

• Other: For sale
• Financial info: Has land lease — $800 monthly
• HOA & community: Monthly association fee; Clubhouse; Recreation area

Exterior

• Parking: Carport; 2 parking spaces
• Utilities: Public records lot size source
• Home design: Single wide mobile home; Resale condition; Zoned residential
• Exterior features: Porch; Screened porch

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Breakfast bar
• Bedrooms: Primary on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Main level primary bedroom; Separate shower; Vanity; Breakfast bar; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $22k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $22k).
• Recommended offer: $20k (12.0% below list) — sets the bar for market timing.
• Cap rate 73.7% vs local median 2.2% in Murrells Inlet — 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 76/100 on livability (#25 in SC, #3,720 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 287 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($71k/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 $156 of loan paydown is wiped out by about $675 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (57%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $19,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 7.98% ✓
• Cap rate: 73.68%
• Cash-on-cash: 240.68%
• DSCR: 11.71
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $69,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Crooked Island Cir	0.10mi	3/2.0 (+1)	1,000 (+2%)	1mo	$67,000	$67	87
11 Dover St	0.10mi	3/1.0 (+1)	980 (0%)	2mo	$28,000	$29	84
54 Crooked Island Cir	0.11mi	3/2.0 (+1)	920 (-6%)	1mo	$65,000	$71	79
29 Oceanside Landing Crooked Island Cir	0.08mi	3/2.0 (+1)	1,064 (+9%)	4mo	$58,500	$55	74
67 Crooked Island Cir	0.17mi	2/2.0	1,100 (+12%)	0mo	$45,000	$41	72
1021 S Marlin St	0.40mi	2/2.0	920 (-6%)	4mo	$218,000	$237	68
176 Burr Cir	0.50mi	2/2.0	980 (0%)	14mo	$72,000	$73	65
91 Crooked Island Cir	0.17mi	2/2.0	1,120 (+14%)	4mo	$11,500	$10	65
173 Braddock Ct	0.54mi	2/2.0	955 (-3%)	19mo	$55,000	$58	55
147 Ridgeway Loop	0.46mi	2/2.0	872 (-11%)	11mo	$72,000	$83	51
15 Burr Cir	0.48mi	2/2.0	924 (-6%)	21mo	$67,000	$73	51
1064 Avalon Ct	0.57mi	3/2.0 (+1)	1,056 (+8%)	21mo	$160,000	$152	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 · 4.66% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.68×
• Total profit: $79,909
• Equity at exit: $3,355

10-year hold

• IRR: —
• Equity multiple: 30.57×
• Total profit: $186,269
• Equity at exit: $1,945

Cash invested: $6,300 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29576

• Home prices YoY: -18.8%
• Rents YoY: 4.7%
• Active inventory: 287
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,796 medium
• Mortgage (P&I): −$118
• Tax est. 1.5%: −$28 /mo · $338/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $1,264

Break-even live

Break-even rent $197

Max offer price $22,500

Occupancy floor 25%

Sensitivity live

Price	-10% $1,279	-5% $1,271	+0% $1,264	+5% $1,256	+10% $1,248
Rent	-10% $1,122	-5% $1,193	+0% $1,264	+5% $1,335	+10% $1,405
Rate	-1.0pp $1,275	-0.5pp $1,269	base $1,264	+0.5pp $1,258	+1.0pp $1,252

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: $5,625
• Closing costs: $675
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4996 Highway 17 Business Murrells Inlet, SC	2.0	2.0	925	$1,500	$1.62	15d	1	0.48mi
13 Muddy Bay Dr Murrells Inlet, SC	2.0–3.0	2.0	1095	$1,801	$1.64	15d	13	0.84mi

Listing history 16 events

1. 2026-06-07
   statusdays on market $22,500 Pending 175 DOM
2. 2026-06-03
   days on market $22,500 Active Under Contract 173 DOM
3. 2026-06-03
   status $22,500 Active Under Contract 172 DOM
4. 2026-06-02
   days on market $22,500 Active 172 DOM
5. 2026-06-01
   days on market $22,500 Active 171 DOM
6. 2026-05-31
   days on market $22,500 Active 170 DOM
7. 2026-05-30
   days on market $22,500 Active 169 DOM
8. 2026-04-23
   status Active
9. 2026-03-27
   historical Active Under Contract
10. 2026-03-09
    price $29,500
11. 2026-02-13
    price $34,900
12. 2026-01-21
    price $39,900
13. 2025-12-30
    price $45,900
14. 2025-12-12
    listed $52,000 Active
15. 2025-12-02
    historical
16. 2025-10-08
    listed $59,000 Active

ⓘ 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 4/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,556
• − Mortgage interest: −$1,260
• − Property taxes: −$338
• − Insurance: −$112
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$655
• Taxable income: $15,742
• Est. tax owed @ 24.0%: −$3,778
• After-tax cash flow: $11,385/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Murrells Inlet

• Score: 76/100
• State rank: #25
• US rank: #3720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrells Inlet, SC
• County: Horry County · 356,152 people
• City population: 34,695
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 34,695
• Household income: $70,691
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 309.0

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Black 3% Two or more races 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 3% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.53%
• Current HPI: 248.5102
• Rent YoY: ▲ 4.66%
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

-50.0% since first listed

9 events — show timeline

• 2026-04-23 Relisted — CCAR
• 2026-03-27 Contingent — CCAR
• 2026-03-09 Price Changed $29,500 CCAR
• 2026-02-13 Price Changed $34,900 CCAR
• 2026-01-21 Price Changed $39,900 CCAR
• 2025-12-30 Price Changed $45,900 CCAR
• 2025-12-12 Listed $52,000 CCAR
• 2025-12-02 Listing Removed — CCAR
• 2025-10-08 Listed $59,000 CCAR