51 Oak St · Brunswick, NC 28424

$130,000

3 bd · 2.0 ba · 1,326 sqft · SingleFamily · 48 Days on market

Built 1924 Fair condition 0.29 ac lot

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Why this score? — see what drove the B 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Check out this newly updated 3 bedroom 2 bath house on a corner lot in a quiet neighborhood. This home boasts new siding, new roof, new stove, new hot water heater, fresh paint, new vinyl plank flooring and new fixtures and ceiling fans. 2 bedrooms are on the main level with a 3rd large bedroom upstairs. Relax and enjoy the shade on the covered side porch. There is plenty of storage space with a large separate laundry room, and an extra storage building on the property.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1924

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: 2 total parking spaces; 2-car garage; Unpaved off-street parking available
• Utilities: Public water; Sewer available; Water available; Electric service
• Home design: Single-family residence; One and one-half levels; Entry at level 1; Wood siding / frame construction; Shingle roof
• Construction: Wood siding and frame construction; Shingle roof; Crawl space foundation
• Exterior features: Covered porch; Storage structure on the property; Corner lot; Paved road frontage; City street and state road frontage; Has a view

Interior

• Kitchen: No built-in kitchen appliances listed
• Bedrooms: Master downstairs
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Master bedroom on the main level; Crawl space basement (no finished basement); 6 total rooms
• Laundry & utility: Laundry room with washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#611 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-; Watch: health & safety C-, housing D+, amenities F.
• Whiteville City Schools (town): math 49% / reading 46% proficiency, ranked #81 of 178 in NC (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Whiteville High (math 57% / reading 57%, grade C, #248 of 535 statewide, top 48%, 662 students, 99% FRL) — zoned schools average 99% FRL vs 74% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Columbus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• Columbus County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $130k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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: 1.31% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.66%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $27,846
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
599 Bitmore Rd	0.63mi	2/1.0 (-1)	1,285 (-3%)	19mo	$27,000	$21	40

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: 21.3%
• Equity multiple: 2.21×
• Total profit: $44,003
• Equity at exit: $58,454

10-year hold

• IRR: 22.3%
• Equity multiple: 4.21×
• Total profit: $117,016
• Equity at exit: $90,084

Cash invested: $36,400 (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 28424

• Active inventory: 1
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $445

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 69%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Crew CT Whiteville, NC	3.0	3.0	1383	$1,700	$1.23	23d	1	1.37mi

Listing history 22 events

1. 2026-06-18
   days on market $130,000 Active 48 DOM
2. 2026-06-17
   days on market $130,000 Active 47 DOM
3. 2026-06-16
   days on market $130,000 Active 46 DOM
4. 2026-06-15
   days on market $130,000 Active 45 DOM
5. 2026-06-13
   days on market $130,000 Active 43 DOM
6. 2026-06-12
   days on market $130,000 Active 42 DOM
7. 2026-06-09
   days on market $130,000 Active 39 DOM
8. 2026-06-08
   days on market $130,000 Active 38 DOM
9. 2026-06-07
   days on market $130,000 Active 37 DOM
10. 2026-06-07
    days on market $130,000 Active 36 DOM
11. 2026-06-04
    days on market $130,000 Active 33 DOM
12. 2026-06-02
    days on market $130,000 Active 32 DOM
13. 2026-06-01
    days on market $130,000 Active 31 DOM
14. 2026-05-31
    days on market $130,000 Active 30 DOM
15. 2026-05-19
    price $130,000
16. 2026-05-01
    listed $170,000 Active
17. 2020-05-26
    soldstatus $63,600 474-char remark

    Show marketing remark (474 chars)

    Check out this newly updated 3 bedroom 2 bath house on a corner lot in a quiet neighborhood. This home boasts new siding, new roof, new stove, new hot water heater, fresh paint, new vinyl plank flooring and new fixtures and ceiling fans. 2 bedrooms are on the main level with a 3rd large bedroom upstairs. Relax and enjoy the shade on the covered side porch. There is plenty of storage space with a large separate laundry room, and an extra storage building on the property.

18. 2019-08-23
    listed $69,900 474-char remark

    Show marketing remark (474 chars)

    Check out this newly updated 3 bedroom 2 bath house on a corner lot in a quiet neighborhood. This home boasts new siding, new roof, new stove, new hot water heater, fresh paint, new vinyl plank flooring and new fixtures and ceiling fans. 2 bedrooms are on the main level with a 3rd large bedroom upstairs. Relax and enjoy the shade on the covered side porch. There is plenty of storage space with a large separate laundry room, and an extra storage building on the property.

19. 2018-10-10
    historical
20. 2018-09-02
    listed $65,000
21. 2016-08-24
    soldstatus $28,000
22. 2016-06-29
    listed $38,000

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $20,400
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$3,782
• Taxable income: $3,472
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $4,502/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 · 5 photos

Fair 45/100 Moderate rehab

This charming 3-bedroom home requires moderate renovations to update the kitchen and bathroom, but has a good foundation and curb appeal.

Repairs flagged

• Major kitchen backsplash — Dated and needs updating
• Major bathroom fixtures — Standard but outdated design

Value-add opportunities

• Resale New kitchen backsplash — Modernizes the kitchen and adds value
• Resale Upgraded bathroom fixtures — Enhances the bathroom's appeal
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · Dated and needs updating	Major	$15,000–50,000
bathroom fixtures · Standard but outdated design	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale New kitchen backsplash — Modernizes the kitchen and adds value ↑
• Resale Upgraded bathroom fixtures — Enhances the bathroom's appeal ↑
• Both Landscaping improvements — Enhances curb appeal and adds 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: Whiteville City Schools
• NCES district ID: 3704920
• Math proficiency: 49% ▲ 7.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $34,751
• Composite: 39.27/100
• National rank: #3999
• State rank: #81 of 178 in NC

Livability — Brunswick

• Score: 57/100
• State rank: #611
• US rank: #22196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brunswick, NC
• Population (ZIP): 85

Population outlook (Columbus County) Hauer SSP2

• Today (2025): 54,250 people
• By 2030: 52,378 · -3.5%
• By 2040: 48,226 · -11.1%
• By 2050: 44,103 · -18.7%
• By 2075: 35,271 · -35.0%
• By 2100: 26,909 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (82%)
• Race & ethnicity: Black 82% White 18%
• Common ancestry: Lithuanian 11%

Political lean MEDSL · Columbus

• 2024 margin: Solid R (+33.9) · D 32.8% · R 66.7%
• 2008→2024 swing: -26.0pp toward R · 2008: -7.9pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+27.9 2016: R+22.1 2012: R+7.9 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+242.1% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $130,000 Hive MLS
• 2026-05-01 Listed $170,000 Hive MLS
• 2020-05-26 Sold (MLS) $63,600 Hive MLS
• 2019-08-23 Listed $69,900 Hive MLS
• 2018-10-10 Listing Removed — Hive MLS
• 2018-09-02 Listed $65,000 Hive MLS
• 2016-08-24 Sold (MLS) $28,000 Hive MLS
• 2016-06-29 Listed $38,000 Hive MLS