908 Palmer Dr · Carolina Shores, NC 28467

$289,000

3 bd · 2.0 ba · 1,458 sqft · Manufactured public records · 64 Days on market

Built 2021 9,148 sqft lot Est $238k · 22% over $17/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +12.2/30.0
• Schools +3.9/10.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• 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 MLS

High lot. Great community with pool and play area for the kids. Only 8 mile drive to beautiful Sunset Beach. Golf courses in all directions. Only 2 mile to the center of Calabash the Seafood Capital! Buy your fresh caught Shrimp right at the dock! Only 4 miles to the NC/SC state line. Shopping within 4 miles.

Key facts

• Large patio area
• Open living space
• Kitchen at the heart

Tags

• OPEN LIVING SPACE
• KITCHEN AT THE HEART
• PRIMARY SUITE RETREAT
• MANICURED LAWN
• LARGE PATIO AREA
• LARGE SHED WITH ELECTRIC

Property features AI

Finance

• Other: Zoning: Cs-Mfh; Lot is level; Lot dimensions: 74 x 124 x 74 x 124
• HOA & community: Homeowners association with annual fee ($200/year); Community clubhouse; Community pool

Exterior

• Parking: Concrete parking; No garage
• Utilities: Public water; Sewer connected; Water connected
• Home design: Manufactured home; One story; Entry level: 1; Facing direction not specified
• Construction: Brick veneer, vinyl siding, wood siding and frame construction; Shingle roof; Slab foundation; Built as a manufactured home
• Exterior features: Patio; Front porch; Shed(s); Has a view; No additional exterior features listed; No pool

Interior

• Kitchen: Electric cooktop; Electric range; Microwave; Dishwasher; Refrigerator; Ice maker
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Storm windows; Window coverings; Unfurnished; 9 total rooms; No basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $289k.

Deal economics

• At list price, monthly cash flow is $-58 ($-691/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (25.2% below list).
• Recommended offer: $216k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.9% in Carolina Shores — 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 64/100 on livability (#352 in NC) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B+; Watch: health & safety D, amenities F, commute 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: Jessie Mae Monroe Elementary (math 43% / reading 41%, grade F, #633 of 1,410 statewide, top 48%, 394 students, 99% FRL); Shallotte Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 674 students, 100% 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: 691 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/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 $9k 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 64 days — a 6% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $26k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $289k implies a 726% 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,117 (25.2% 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 64 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $237,654
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Watson Ave SW	0.26mi	3/2.0	1,512 (+4%)	6mo	$225,000	$149	77
978 Palmer Dr	0.31mi	3/2.0	1,400 (-4%)	4mo	$249,000	$178	76
975 Waterview Ln	0.26mi	3/2.0	1,425 (-2%)	12mo	$265,000	$186	74
1012 Palmer Dr	0.52mi	3/2.0	1,450 (-0%)	4mo	$232,000	$160	71
1112 Thrush Ct SW	0.68mi	3/2.0	1,475 (+1%)	2mo	$258,000	$175	65
1040 Putting Ln SW	0.51mi	3/2.0	1,575 (+8%)	11mo	$278,000	$177	54
1100 Thrush Ct	0.67mi	3/2.0	1,512 (+4%)	11mo	$229,000	$151	54
814 Carolina St SW	0.67mi	3/2.0	1,584 (+9%)	1mo	$258,000	$163	54
1073 Captains Ct	0.65mi	3/2.0	1,675 (+15%)	2mo	$200,000	$119	44
1078 Waterview Ln SW	0.73mi	3/2.0	1,296 (-11%)	7mo	$175,000	$135	41
1084 Captains Ct	0.72mi	3/2.0	1,302 (-11%)	13mo	$237,000	$182	38
1092 Clubview Ln SW	0.72mi	2/2.0 (-1)	1,612 (+11%)	8mo	$260,000	$161	37

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-50,609
• Equity at exit: $43,091

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-49,242
• Equity at exit: $24,987

Cash invested: $80,920 (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 28467

• Home prices YoY: -33.7%
• Active inventory: 691
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$120
• HOA: −$17
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-58

Break-even live

Break-even rent $2,234

Max offer price $278,824

Occupancy floor 98%

Sensitivity live

Price	-10% $106	-5% $24	+0% $-58	+5% $-139	+10% $-221
Rent	-10% $-228	-5% $-143	+0% $-58	+5% $28	+10% $113
Rate	-1.0pp $88	-0.5pp $16	base $-58	+0.5pp $-132	+1.0pp $-209

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Harbor Dr Calabash, NC	4.0	2.0	1780	$2,400	$1.35	14d	1	0.45mi
1035 Brightwater Way Calabash, NC	1.0–3.0	1.0–2.5	1327	$2,145	$1.62	24d	1	0.62mi
1063 Harbor Dr Calabash, NC	3.0	2.0	1421	$2,200	$1.55	22d	1	0.86mi
31 Quaker Ridge Dr Calabash, NC	2.0–3.0	2.0	1411	$2,292	$1.62	22d	51	0.96mi
614 Silos Way Carolina Shores, NC	3.0	2.0	1750	$2,500	$1.43	24d	1	1.09mi
70 Callaway Dr NW OCEAN ISL BCH, NC	2.0–3.0	2.0	1324	$1,882	$1.42	14d	35	1.10mi
2033 Wild Indigo CIR NW Calabash, NC	3.0	3.0	1457	$1,775	$1.22	24d	1	1.11mi
834 Greenwood Ct Calabash, NC	3.0	2.0	1475	$2,100	$1.42	14d	1	1.15mi
1420 Sherman Dr Calabash, NC	2.0–3.0	1.0–2.0	1011	$770	$0.76	14d	3	1.19mi
7112 Town Center Rd Sunset Beach, NC	1.0–2.0	1.0–2.0	955	$1,400	$1.47	14d	13	1.29mi
240 Woodlands Way #17 Calabash, NC	2.0	2.0	1176	$1,800	$1.53	14d	1	1.38mi
660 Aubrey Ln Calabash, NC	1.0–2.0	1.0–2.0	1081	$2,870	$2.65	14d	69	1.42mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: pool

Listing history 29 events

1. 2026-06-18
   days on market $289,000 Active 64 DOM
2. 2026-06-17
   days on market $289,000 Active 63 DOM
3. 2026-06-16
   days on market $289,000 Active 62 DOM
4. 2026-06-15
   days on market $289,000 Active 61 DOM
5. 2026-06-14
   days on market $289,000 Active 59 DOM
6. 2026-06-13
   pricedays on market $289,000 Active 58 DOM
7. 2026-06-10
   days on market $299,999 Active 56 DOM
8. 2026-06-09
   days on market $299,999 Active 55 DOM
9. 2026-06-08
   days on market $299,999 Active 54 DOM
10. 2026-06-07
    days on market $299,999 Active 53 DOM
11. 2026-06-05
    days on market $299,999 Active 50 DOM
12. 2026-06-03
    days on market $299,999 Active 49 DOM
13. 2026-06-02
    days on market $299,999 Active 48 DOM
14. 2026-06-01
    days on market $299,999 Active 47 DOM
15. 2026-05-31
    days on market $299,999 Active 46 DOM
16. 2026-05-30
    days on market $299,999 Active 45 DOM
17. 2026-05-08
    price $299,999
18. 2026-04-25
    price $304,999
19. 2026-04-15
    listed $315,000 Active
20. 2022-02-23
    soldstatus $35,000
21. 2021-05-13
    soldstatus $28,500 312-char remark

    Show marketing remark (312 chars)

    High lot. Great community with pool and play area for the kids. Only 8 mile drive to beautiful Sunset Beach. Golf courses in all directions. Only 2 mile to the center of Calabash the Seafood Capital! Buy your fresh caught Shrimp right at the dock! Only 4 miles to the NC/SC state line. Shopping within 4 miles.

22. 2021-05-11
    soldstatus $28,500
23. 2020-10-21
    listed $28,500 312-char remark

    Show marketing remark (312 chars)

    High lot. Great community with pool and play area for the kids. Only 8 mile drive to beautiful Sunset Beach. Golf courses in all directions. Only 2 mile to the center of Calabash the Seafood Capital! Buy your fresh caught Shrimp right at the dock! Only 4 miles to the NC/SC state line. Shopping within 4 miles.

24. 2018-06-25
    soldstatus $15,000 811-char remark

    Show marketing remark (811 chars)

    Opportunity! One of the few remaining residential building lots in The Village at Calabash that is now for sale. Adjoining lot #466 is also For Sale. This lot is located within the Town of Carolina Shores and there are low Property Owners Association (POA) fees. There is a community swimming pool and clubhouse. The Village at Calabash is a beautiful, well-established manufactured housing community where pride of ownership is evident. There are paved streets, public water & sewer. This would be a perfect site for your vacation or retirement home. Located just minutes from the beautful south Brunswick Island beaches, the center of town, shopping, great restaurants & championship golf. Opportunity does not knock twice, so call today and start enjoying the coastal Carolina lifestyle tomorrow!

25. 2016-08-20
    listed $19,900 811-char remark

    Show marketing remark (811 chars)

    Opportunity! One of the few remaining residential building lots in The Village at Calabash that is now for sale. Adjoining lot #466 is also For Sale. This lot is located within the Town of Carolina Shores and there are low Property Owners Association (POA) fees. There is a community swimming pool and clubhouse. The Village at Calabash is a beautiful, well-established manufactured housing community where pride of ownership is evident. There are paved streets, public water & sewer. This would be a perfect site for your vacation or retirement home. Located just minutes from the beautful south Brunswick Island beaches, the center of town, shopping, great restaurants & championship golf. Opportunity does not knock twice, so call today and start enjoying the coastal Carolina lifestyle tomorrow!

26. 2011-06-28
    historical
27. 2011-06-28
    historical
28. 2010-05-29
    listed $33,000
29. 2010-05-29
    listed $33,000

ⓘ 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: $1,344 · $112/mo
• Projected year-2 tax: $2,370 · $197/mo
• Expected delta: +$1,026/yr (+$86/mo · 76.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $25,934
• − Mortgage interest: −$16,188
• − Property taxes: −$1,344
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − HOA: −$204
• − Depreciation: −$8,407
• Taxable loss: −$5,804
• Est. tax savings @ 24.0%: +$1,393
• After-tax cash flow: $702/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 — Carolina Shores

• Score: 64/100
• State rank: #352
• US rank: #13907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carolina Shores, NC
• County: Brunswick County · 131,536 people
• City population: 13,313
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 13,313
• Household income: $75,341
• Rent vs Own: 10.4% rent · 89.6% own
• Severe rent burden: 81.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% 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: ▼ -67.90%
• Current HPI: 133.7186
• 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

+809.1% since first listed

13 events — show timeline

• 2026-05-08 Price Changed $299,999 Hive MLS
• 2026-04-25 Price Changed $304,999 Hive MLS
• 2026-04-15 Listed $315,000 Hive MLS
• 2022-02-23 Sold (Public Records) $35,000 Public Records
• 2021-05-13 Sold (MLS) $28,500 Hive MLS
• 2021-05-11 Sold (Public Records) $28,500 Public Records
• 2020-10-21 Listed $28,500 Hive MLS
• 2018-06-25 Sold (MLS) $15,000 Hive MLS
• 2016-08-20 Listed $19,900 Hive MLS
• 2011-06-28 Listing Removed — Hive MLS
• 2011-06-28 Listing Removed — CCAR
• 2010-05-29 Listed $33,000 Hive MLS
• 2010-05-29 Listed $33,000 CCAR

Property tax history

+30.6%/yr

Latest (2025): $1,344 · +0.0% YoY. Source: county tax records.