90 Eagle Creek Dr NE · Bolivia, NC 28422

$262,900

3 bd · 2.0 ba · 1,292 sqft · SingleFamily public records · 94 Days on market

Built 2024 Good condition 8,712 sqft lot Garage $203/sqft · 5% below area Est $279k · 6% under $46/mo HOA · 2% of rent ↓ 8% 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 +15.3/30.0
• ARV discount +10.1/15.0
• DSCR +4.7/10.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Better than new and move-in ready! This beautifully maintained 2024-built home in Eagle Creek has been lightly lived in and thoughtfully upgraded, offering buyers the benefits of newer construction without the added expense of many after-closing improvements. Situated on a private corner lot with attractive landscaping and a spacious backyard, this home is ready for its next owner. Inside, the bright, open floor plan is designed for both comfortable everyday living and entertaining. The kitchen features granite countertops, a large center island, pantry, and plenty of workspace, with an easy flow into the spacious living area.

Key facts

• Sizable backyard
• 8,712 sq ft lot
• Garage

Tags

• PRIVATE CORNER-LOT PROPERTY
• UV STERILIZATION SYSTEM
• SIZABLE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $263k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (17.1% below list).
• Recommended offer: $218k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.7% 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: 784 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 38% 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 94 days — a 9% lower offer ($239k) 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.

Recommended offer $217,819 (17.1% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.83% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (median comp): $278,930
• List price: $262,900
• Delta: -5.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1582 Raptor Ter NE Lot 306	0.06mi	3/2.0	1,281 (-1%)	1mo	$236,000	$184	95
1566 E White Egret Ln NE Lot 734	0.10mi	3/2.0	1,281 (-1%)	1mo	$272,990	$213	93
1573 E White Egret Ln NE Lot 727	0.11mi	3/2.0	1,281 (-1%)	1mo	$264,999	$207	93
1539 W White Egret Ln NE Lot 761	0.12mi	3/2.0	1,281 (-1%)	1mo	$254,999	$199	92
1503 W White Egret Ln NE Lot 752	0.24mi	3/2.0	1,281 (-1%)	6mo	$254,999	$199	82
1550 E White Egret Ln NE Lot 738	0.07mi	3/2.0	1,475 (+14%)	1mo	$287,990	$195	72
1522 W White Egret Ln NE Lot 740	0.12mi	3/2.0	1,475 (+14%)	1mo	$293,990	$199	70
1514 W White Egret Ln NE Lot 735	0.14mi	3/2.0	1,475 (+14%)	1mo	$290,990	$197	69
1582 E White Egret Ln NE Lot 730	0.14mi	3/2.0	1,475 (+14%)	1mo	$290,990	$197	69
1061 High Tide St SE #26	0.28mi	3/2.0	1,202 (-7%)	8mo	$244,000	$203	68
1577 E White Egret Ln NE Lot 728	0.15mi	3/2.0	1,475 (+14%)	6mo	$289,990	$197	65
3072 Golden Field Dr SE Lot 89	0.54mi	3/2.0	1,475 (+14%)	1mo	$294,990	$200	51

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-36,499
• Equity at exit: $39,199

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-24,163
• Equity at exit: $22,731

Cash invested: $73,612 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 14 under contract
• Months of supply: 9.7 mo (10%/mo absorbed)
• Median asking: $289,990 ($208/sqft)
• Median days on market: 101 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +3.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28422

• Home prices YoY: -23.8%
• Active inventory: 784
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,178 medium
• Mortgage (P&I): −$1,379
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$110
• HOA: −$46
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $97

Break-even live

Break-even rent $2,055

Max offer price $262,900

Occupancy floor 91%

Sensitivity live

Price	-10% $246	-5% $172	+0% $97	+5% $23	+10% $-52
Rent	-10% $-75	-5% $11	+0% $97	+5% $183	+10% $269
Rate	-1.0pp $230	-0.5pp $164	base $97	+0.5pp $29	+1.0pp $-40

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: $65,725
• Closing costs: $7,887
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Kite Cir NE Bolivia, NC	3.0	2.0	1339	$2,195	$1.64	6d	1	0.44mi

Property features AI

Finance

• Other: Zoning: Co-R-7500Subdivision: Eagle CreekDirections: From Business Hwy 17/Old Ocean Hwy, take right onto Eagle Creek Dr; house is on the right (corner lot).
• HOA & community: Homeowners association with annual fee of $550 (about $45.83/month)HOA provides grounds maintenance and management

Exterior

• Parking: Attached garage (1 garage space)Total 1 parking spaceConcrete parking surface
• Utilities: Public waterSewer connectedWater connectedElectric service
• Home design: Single-family residenceOne-storyEntry level: 1
• Construction: Vinyl siding and frame constructionShingle roofSlab foundationBuilt on one level
• Exterior features: Corner lotPaved private road frontageHas a viewNo fencingSidewalks and street lights in the community

Interior

• Kitchen: Electric ovenDishwasherMicrowave
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (heating and cooling)Electric heating
• Interior features: Kitchen islandCeiling fan(s)PantryWindow coveringsAir purifierLighting and thermostat energy-efficiency features
• Laundry & utility: WasherDryerLaundry roomElectric water heater

HOA detail $46/mo · $552/yr

• Likely covers: landscaping

Listing history 50 events

1. 2026-08-20
   days on market $262,900 Active 94 DOM
2. 2026-08-19
   days on market $262,900 Active 93 DOM
3. 2026-08-18
   days on market $262,900 Active 92 DOM
4. 2026-08-17
   days on market $262,900 Active 91 DOM
5. 2026-08-16
   days on market $262,900 Active 90 DOM
6. 2026-08-15
   days on market $262,900 Active 89 DOM
7. 2026-08-14
   days on market $262,900 Active 88 DOM
8. 2026-08-13
   days on market $262,900 Active 87 DOM
9. 2026-08-12
   days on market $262,900 Active 86 DOM
10. 2026-08-11
    days on market $262,900 Active 85 DOM
11. 2026-08-10
    days on market $262,900 Active 84 DOM
12. 2026-08-09
    days on market $262,900 Active 83 DOM
13. 2026-08-08
    days on market $262,900 Active 82 DOM
14. 2026-08-07
    days on market $262,900 Active 81 DOM
15. 2026-08-06
    days on market $262,900 Active 80 DOM
16. 2026-08-05
    days on market $262,900 Active 79 DOM
17. 2026-08-04
    days on market $262,900 Active 78 DOM
18. 2026-08-03
    days on market $262,900 Active 77 DOM
19. 2026-07-31
    days on market $262,900 Active 74 DOM
20. 2026-07-30
    days on market $262,900 Active 72 DOM
21. 2026-07-27
    days on market $262,900 Active 70 DOM
22. 2026-07-25
    days on market $262,900 Active 68 DOM
23. 2026-07-24
    days on market $262,900 Active 67 DOM
24. 2026-07-23
    days on market $262,900 Active 66 DOM
25. 2026-07-22
    days on market $262,900 Active 65 DOM
26. 2026-07-21
    days on market $262,900 Active 64 DOM
27. 2026-07-18
    days on market $262,900 Active 61 DOM
28. 2026-07-16
    days on market $262,900 Active 59 DOM
29. 2026-07-16
    days on market $262,900 Active 58 DOM
30. 2026-07-14
    days on market $262,900 Active 57 DOM
31. 2026-07-13
    days on market $262,900 Active 56 DOM
32. 2026-07-12
    days on market $262,900 Active 55 DOM
33. 2026-07-11
    days on market $262,900 Active 54 DOM
34. 2026-07-10
    days on market $262,900 Active 53 DOM
35. 2026-07-09
    days on market $262,900 Active 52 DOM
36. 2026-07-08
    days on market $262,900 Active 51 DOM
37. 2026-07-07
    days on market $262,900 Active 50 DOM
38. 2026-07-06
    days on market $262,900 Active 49 DOM
39. 2026-07-05
    days on market $262,900 Active 48 DOM
40. 2026-07-04
    days on market $262,900 Active 47 DOM
41. 2026-07-03
    days on market $262,900 Active 46 DOM
42. 2026-07-02
    days on market $262,900 Active 45 DOM
43. 2026-07-01
    days on market $262,900 Active 44 DOM
44. 2026-06-30
    days on market $262,900 Active 43 DOM
45. 2026-06-29
    days on market $262,900 Active 42 DOM
46. 2026-06-28
    days on market $262,900 Active 41 DOM
47. 2026-06-28
    days on market $262,900 Active 40 DOM
48. 2026-06-27
    days on market $262,900 Active 39 DOM
49. 2026-06-25
    days on market $262,900 Active 37 DOM
50. 2026-06-23
    days on market $262,900 Active 35 DOM

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $2,156 · $180/mo
• Expected delta: +$1,083/yr (+$90/mo · 101.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,138
• − Mortgage interest: −$14,726
• − Property taxes: −$1,073
• − Insurance: −$1,314
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − HOA: −$552
• − Depreciation: −$7,648
• Taxable loss: −$3,358
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $1,972/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 Est. rehab $6,460–$19,380 screening

This move-in ready home in Eagle Creek is beautifully refreshed and thoughtfully upgraded, with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Painted garage — Improves curb appeal and functionality ↑
• Both UV sterilization system for HVAC — Enhances air quality and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Supply Elementary F NC #625/1,410 Nat'l #17,692/41,679 Middle Cedar Grove Middle F NC #305/475 Nat'l #8,059/14,009 High South Brunswick High C+ NC #216/535 Nat'l #3,588/17,239

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

D Composite livability gradescore 59/100

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 · 152,111 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

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Zoning: Co-R-7500Subdivision: Eagle CreekDirections: From Business Hwy 17/Old Ocean Hwy, take right onto Eagle Creek Dr; house is on the right (corner lot).
• HOA & community: Homeowners association with annual fee of $550 (about $45.83/month)HOA provides grounds maintenance and management

Exterior

• Parking: Attached garage (1 garage space)Total 1 parking spaceConcrete parking surface
• Utilities: Public waterSewer connectedWater connectedElectric service
• Home design: Single-family residenceOne-storyEntry level: 1
• Construction: Vinyl siding and frame constructionShingle roofSlab foundationBuilt on one level
• Exterior features: Corner lotPaved private road frontageHas a viewNo fencingSidewalks and street lights in the community

Interior

• Kitchen: Electric ovenDishwasherMicrowave
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (heating and cooling)Electric heating
• Interior features: Kitchen islandCeiling fan(s)PantryWindow coveringsAir purifierLighting and thermostat energy-efficiency features
• Laundry & utility: WasherDryerLaundry roomElectric water heater

Price history

-7.7% since first listed

6 events — show timeline

• 2026-05-18 Listed $262,900 Hive MLS
• 2026-03-31 Listing Removed — Hive MLS
• 2026-01-31 Price Changed $264,900 Hive MLS
• 2025-12-31 Price Changed $269,900 Hive MLS
• 2025-11-18 Price Changed $279,900 Hive MLS
• 2025-09-24 Listed $284,900 Hive MLS

Property tax history

+584.1%/yr

Latest (2025): $1,073 · +584.1% YoY. Source: county tax records.