1773 Stanbury Rd SW · Holden Beach, NC 28462

$199,900

3 bd · 2.0 ba · 1,376 sqft · Manufactured public records · 119 Days on market

Built 1980 0.28 ac lot Est $135k · 48% over

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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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +5.1/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Remodeled and turn-key! This partially furnished 1400+ sq ft home features a rare 3 Full Bathrooms, offering flexibility for guests or multi-occupancy use. Updated with LVP flooring and a large, tiled shower, this property is perfect for a low maintenance lifestyle and immediate income potential. Designed for coastal living, 1773 Stanbury is located a short drive to Holden Beach, with access to boating, dining, and beaches. Myrtle Beach is close by for year round attractions, and Oak Island and Southport are down the road for shopping and dining experiences. The ferry to Fort Fisher is a great day trip. This home is suited for permanent living as well as short & long term rentals, pos

Key facts

• 3 full bathrooms
• Lvp flooring
• Access to boating

Tags

• 3 FULL BATHROOMS
• LVP FLOORING
• TILED SHOWER
• ACCESS TO BOATING
• STRONG RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.0% in Holden Beach — 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 65/100 on livability (#334 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing A; Watch: cost of living D, health & safety D, 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: Virginia Williamson Elem (math 50% / reading 49%, grade D, #417 of 1,410 statewide, top 32%, 502 students, 99% FRL); Cedar Grove Middle (math 30% / reading 36%, grade F, #305 of 475 statewide, top 65%, 434 students, 99% 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: 513 active listings in the ZIP; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 40% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $6k 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 119 days — a 9% lower offer ($182k) 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.
• Current owner paid $54k; list at $200k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $134,848
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2271 Bob White Rd SW	0.73mi	3/2.0	1,381 (+0%)	3mo	$82,000	$59	62
2080 Creekwood Ct SW	0.29mi	3/2.0	1,201 (-13%)	16mo	$165,200	$138	52
2257 Whippoorwill St SW	0.61mi	3/2.0	1,296 (-6%)	14mo	$215,000	$166	50
1811 Silent Grove Ave SW	0.68mi	3/2.0	1,440 (+5%)	14mo	$122,000	$85	49
2043 Dare St SW	0.69mi	3/2.0	1,536 (+12%)	3mo	$150,000	$98	46
2283 Setter Ct SW	0.52mi	3/2.0	1,188 (-14%)	13mo	$87,000	$73	42
2272 Covey Ln SW	0.65mi	3/2.0	1,568 (+14%)	10mo	$240,000	$153	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-5,678
• Equity at exit: $29,806

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $29,173
• Equity at exit: $17,284

Cash invested: $55,972 (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 28462

• Active inventory: 513
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$35 /mo · $426/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $421

Break-even live

Break-even rent $1,477

Max offer price $199,900

Occupancy floor 74%

Sensitivity live

Price	-10% $534	-5% $478	+0% $421	+5% $364	+10% $69
Rent	-10% $262	-5% $342	+0% $421	+5% $500	+10% $580
Rate	-1.0pp $522	-0.5pp $472	base $421	+0.5pp $369	+1.0pp $317

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $199,900 Active 119 DOM
2. 2026-06-18
   days on market $199,900 Active 116 DOM
3. 2026-06-17
   days on market $199,900 Active 115 DOM
4. 2026-06-16
   days on market $199,900 Active 114 DOM
5. 2026-06-15
   days on market $199,900 Active 113 DOM
6. 2026-06-14
   days on market $199,900 Active 111 DOM
7. 2026-06-13
   days on market $199,900 Active 110 DOM
8. 2026-06-10
   days on market $199,900 Active 108 DOM
9. 2026-06-09
   days on market $199,900 Active 107 DOM
10. 2026-06-08
    days on market $199,900 Active 106 DOM
11. 2026-06-07
    days on market $199,900 Active 105 DOM
12. 2026-06-05
    days on market $199,900 Active 102 DOM
13. 2026-06-03
    days on market $199,900 Active 101 DOM
14. 2026-06-02
    days on market $199,900 Active 100 DOM
15. 2026-06-01
    days on market $199,900 Active 99 DOM
16. 2026-05-31
    days on market $199,900 Active 98 DOM
17. 2026-05-30
    days on market $199,900 Active 97 DOM
18. 2026-02-23
    listed $199,900 Active
19. 2025-12-30
    historical
20. 2025-08-13
    listed $220,000 Active
21. 2025-07-31
    historical
22. 2005-02-04
    soldstatus $54,500

ⓘ 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: $426 · $35/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$1,213/yr (+$101/mo · 284.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 20 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: $24,123
• − Mortgage interest: −$11,198
• − Property taxes: −$426
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$5,815
• Taxable income: $1,825
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $4,614/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 — Holden Beach

• Score: 65/100
• State rank: #334
• US rank: #13586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 131,536 people
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 12,340
• Household income: $60,349
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 269.0

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 (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 4% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% 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: ▼ -259.44%
• Current HPI: 144.2462
• 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

+266.8% since first listed

5 events — show timeline

• 2026-02-23 Listed $199,900 Hive MLS
• 2025-12-30 Listing Removed — Hive MLS
• 2025-08-13 Listed $220,000 Hive MLS
• 2025-07-31 Coming Soon — Hive MLS
• 2005-02-04 Sold (Public Records) $54,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $426 · +0.0% YoY. Source: county tax records.