490 Orchard Ln SE · Bolivia, NC 28422

$269,950

3 bd · 2.0 ba · 1,813 sqft · SingleFamily · 32 Days on market

Built 2025 Good condition 1.03 ac lot

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of space, privacy, and coastal living with this brand-new Champion home set on a full acre in beautiful Bolivia, NC. Surrounded by peaceful natural landscaping, this expansive property gives you all the room you need to stretch out and enjoy a relaxed lifestyle. Built with the trusted quality of Champion Homes, your move-in experience is designed to be simple and stress-free. The home sits on a permanent foundation and features a welcoming deck, creating the perfect spot to unwind and take in the quiet surroundings. This location offers the ideal balance of convenience and seclusion--close to shopping, dining, and several nearby beaches, yet tucked away enough to

Key facts

• Several ponds
• Welcoming deck
• Private boat ramp

Tags

• MASONRY BRICK FOUNDATION
• WELCOMING DECK
• PRIVATE BOAT RAMP
• SEVERAL PONDS

Property features AI

Finance

• Other: Zoned residential; Lot about 1.03 acres (irregular shape)
• HOA & community: Subdivision: Vineyard Plantation

Exterior

• Parking: Gravel parking
• Utilities: Well water; Septic tank
• Home design: Manufactured home; Single-story; Entry level: 1
• Construction: Vinyl siding and frame construction; Shingle roof; Brick/mortar permanent foundation; New construction
• Exterior features: Deck; No fencing; Has a view; Unimproved road frontage

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Bedrooms: Total rooms: 5
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Window coverings; Unfurnished; Crawl space basement; Accessible full bathroom
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-34 ($-413/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (14.1% below list).
• Recommended offer: $232k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.5% 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: Supply Elementary (math 46% / reading 39%, grade F, #625 of 1,410 statewide, top 45%, 539 students, 99% FRL); Cedar Grove Middle (math 30% / reading 36%, grade F, #305 of 475 statewide, top 65%, 434 students, 99% FRL); South Brunswick High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 1,172 students, 100% FRL) — zoned schools average 99% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 575 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 40% 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 32 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $231,794 (14.1% 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 32 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-45,898
• Equity at exit: $40,250

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-42,645
• Equity at exit: $23,340

Cash invested: $75,586 (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 28422

• Home prices YoY: -23.8%
• Active inventory: 575
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,318 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,049/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-34

Break-even live

Break-even rent $2,361

Max offer price $264,975

Occupancy floor 96%

Sensitivity live

Price	-10% $152	-5% $59	+0% $-34	+5% $-128	+10% $-221
Rent	-10% $-218	-5% $-126	+0% $-34	+5% $57	+10% $149
Rate	-1.0pp $102	-0.5pp $34	base $-34	+0.5pp $-104	+1.0pp $-175

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: $67,488
• Closing costs: $8,098
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 Silky Oak Dr SE Bolivia, NC	3.0	2.0	1672	$2,400	$1.44	25d	1	1.29mi

Listing history 21 events

1. 2026-06-22
   days on market $269,950 Active 32 DOM
2. 2026-06-18
   days on market $269,950 Active 29 DOM
3. 2026-06-17
   days on market $269,950 Active 28 DOM
4. 2026-06-16
   days on market $269,950 Active 27 DOM
5. 2026-06-15
   days on market $269,950 Active 26 DOM
6. 2026-06-14
   days on market $269,950 Active 24 DOM
7. 2026-06-13
   days on market $269,950 Active 23 DOM
8. 2026-06-10
   days on market $269,950 Active 21 DOM
9. 2026-06-09
   days on market $269,950 Active 20 DOM
10. 2026-06-08
    days on market $269,950 Active 19 DOM
11. 2026-06-07
    days on market $269,950 Active 18 DOM
12. 2026-06-05
    days on market $269,950 Active 15 DOM
13. 2026-06-03
    days on market $269,950 Active 14 DOM
14. 2026-06-02
    days on market $269,950 Active 13 DOM
15. 2026-06-01
    days on market $269,950 Active 12 DOM
16. 2026-05-31
    days on market $269,950 Active 11 DOM
17. 2026-05-30
    days on market $269,950 Active 10 DOM
18. 2026-05-20
    listed $269,950 Active
19. 2025-07-31
    historical
20. 2024-08-05
    listed $259,900 Active
21. 2024-07-10
    historical

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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: $27,815
• − Mortgage interest: −$15,121
• − Property taxes: −$4,049
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − Depreciation: −$7,853
• Taxable loss: −$5,009
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $789/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready home offers a spacious and well-maintained living environment with modern updates and a peaceful setting.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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 · 131,536 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
• Severe rent burden: 243.0

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 (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%

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

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

+3.9% since first listed

4 events — show timeline

• 2026-05-20 Listed $269,950 Hive MLS
• 2025-07-31 Listing Removed — Hive MLS
• 2024-08-05 Listed $259,900 Hive MLS
• 2024-07-10 Coming Soon — Hive MLS