6 Northwest Dr · Carolina Shores, NC 28467

$265,000

3 bd · 2.0 ba · 1,315 sqft · SingleFamily public records · 41 Days on market

Built 1996 8,064 sqft lot Est $271k · at est. $29/mo HOA · 1% of rent

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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 +14.4/30.0
• ARV discount +8.5/15.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Affordable Home In Golf Community Carolinashores. Privacy Side Fence. Amenities Includetennis & Comm. Pool

Key facts

• Pavilion
• Hvac
• Flooring

Tags

• SLIDING DOORS
• FLOORING
• HVAC
• PATIO
• POOL
• PAVILION

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $350; Community amenities include pool, clubhouse, party room, meeting room, game room, basketball court, tennis courts, and sport court

Exterior

• Parking: Attached paved garage (1 car); 1 total parking space
• Utilities: Public water; Sewer connected; Water connected
• Home design: Single family residence; One story; Entry level: 1
• Construction: Brick veneer, vinyl siding, and frame construction; Slab foundation; Built on one level
• Exterior features: Patio; Front porch; Shingle roof; Property has a view; No pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Walk-in closets; Vaulted ceilings; Tray ceilings; Entrance foyer; Ceiling fans; Skylights
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $54 ($647/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 $214k (19.4% below list).
• Recommended offer: $214k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 703 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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 41 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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.
• Current owner paid $155k; list at $265k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $213,607 (19.4% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 19% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $270,890
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Sage Ct	0.37mi	3/2.0	1,292 (-2%)	9mo	$151,276	$117	72
513 Crooked Pine Pl SW	0.61mi	2/2.0 (-1)	1,316 (+0%)	1mo	$226,000	$172	65
441 Maplewood Dr NW	0.67mi	3/2.0	1,270 (-3%)	2mo	$279,000	$220	62
25 Gate 6	0.61mi	3/2.0	1,356 (+3%)	8mo	$285,000	$210	59
7 Gate 11 SW	0.17mi	2/2.0 (-1)	1,122 (-15%)	8mo	$265,000	$236	56
15 Court 11 Northwest Dr	0.58mi	3/2.0	1,430 (+9%)	6mo	$285,000	$199	54
11 Court 11 Northwest Dr NW	0.58mi	3/2.0	1,450 (+10%)	6mo	$291,938	$201	51
122 Calabash Rd NW	0.33mi	3/2.0	1,489 (+13%)	14mo	$300,000	$201	51
156 Calabash Rd NW	0.40mi	3/2.0	1,471 (+12%)	16mo	$344,000	$234	48
3 Sunrise Ct	0.61mi	3/2.0	1,433 (+9%)	13mo	$295,000	$206	46
13 Calabash Dr	0.74mi	2/2.0 (-1)	1,256 (-4%)	8mo	$266,000	$212	46
528 Leeward Way	0.66mi	3/2.0	1,221 (-7%)	14mo	$249,900	$205	46

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-39,598
• Equity at exit: $39,512

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-30,424
• Equity at exit: $22,912

Cash invested: $74,200 (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: 703
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$110
• HOA: −$29
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $54

Break-even live

Break-even rent $2,068

Max offer price $265,000

Occupancy floor 92%

Sensitivity live

Price	-10% $204	-5% $129	+0% $54	+5% $-21	+10% $-96
Rent	-10% $-115	-5% $-30	+0% $54	+5% $138	+10% $223
Rate	-1.0pp $187	-0.5pp $121	base $54	+0.5pp $-15	+1.0pp $-85

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1035 Brightwater Way Calabash, NC	1.0–3.0	1.0–2.5	1327	$2,145	$1.62	25d	1	0.79mi
2033 Wild Indigo CIR NW Calabash, NC	3.0	3.0	1457	$1,775	$1.22	25d	1	0.92mi
1016 Harbor Dr Calabash, NC	4.0	2.0	1780	$2,400	$1.35	15d	1	0.92mi
3021 Siskin Dr NW Calabash, NC	2.0–3.0	2.0–2.5	1557	$2,279	$1.46	15d	46	1.16mi
31 Quaker Ridge Dr Calabash, NC	2.0–3.0	2.0	1411	$2,292	$1.62	23d	51	1.17mi
1063 Harbor Dr Calabash, NC	3.0	2.0	1421	$2,200	$1.55	23d	1	1.17mi
660 Aubrey Ln Calabash, NC	1.0–2.0	1.0–2.0	1081	$2,870	$2.65	15d	69	1.24mi
891 Mh Marina Rd #3 Carolina Shores, NC	2.0	2.0	1250	$1,300	$1.04	15d	1	1.28mi
834 Greenwood Ct Calabash, NC	3.0	2.0	1475	$2,100	$1.42	15d	1	1.35mi
1204 Calabash Station Blvd NW Ocean Isle Beach, NC	3.0	2.0	1811	$2,200	$1.21	25d	1	1.44mi
1420 Sherman Dr Calabash, NC	2.0–3.0	1.0–2.0	1011	$770	$0.76	15d	3	1.49mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-07
   pricestatusdays on market $265,000 Pending 41 DOM
2. 2026-06-05
   days on market $275,000 Active 39 DOM
3. 2026-06-03
   days on market $275,000 Active 38 DOM
4. 2026-06-02
   days on market $275,000 Active 37 DOM
5. 2026-06-01
   days on market $275,000 Active 36 DOM
6. 2026-05-31
   days on market $275,000 Active 35 DOM
7. 2026-05-30
   days on market $275,000 Active 34 DOM
8. 2026-04-26
   listed $275,000 Active
9. 2006-02-14
   soldstatus $155,000
10. 2006-02-13
    soldstatus $155,000 115-char remark

    Show marketing remark (115 chars)

    Nice Affordable Home In Golf Community Carolinashores. Privacy Side Fence. Amenities Includetennis & Comm. Pool

11. 2006-01-13
    soldstatus $190,000 268-char remark

    Show marketing remark (268 chars)

    Original owner, lovingly cared for 3 BDRM-2BA home in Carolina Shores. Fireplace in the living room, along with a formal dining room, Carolina Room and a "Sun Room" off of the eat-in kitchen. There is a double car garage. Close to golf, beaches and shopping.

12. 2005-09-19
    listed $163,600 115-char remark

    Show marketing remark (115 chars)

    Nice Affordable Home In Golf Community Carolinashores. Privacy Side Fence. Amenities Includetennis & Comm. Pool

13. 2005-08-19
    listed $209,900 268-char remark

    Show marketing remark (268 chars)

    Original owner, lovingly cared for 3 BDRM-2BA home in Carolina Shores. Fireplace in the living room, along with a formal dining room, Carolina Room and a "Sun Room" off of the eat-in kitchen. There is a double car garage. Close to golf, beaches and shopping.

14. 2004-11-24
    soldstatus $102,600
15. 2004-03-12
    listed $109,080

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $2,173 · $181/mo
• Expected delta: +$919/yr (+$77/mo · 73.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 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: $25,633
• − Mortgage interest: −$14,844
• − Property taxes: −$1,254
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − HOA: −$348
• − Depreciation: −$7,709
• Taxable loss: −$3,949
• Est. tax savings @ 24.0%: +$948
• After-tax cash flow: $1,594/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

+152.1% since first listed

8 events — show timeline

• 2026-04-26 Listed $275,000 Hive MLS
• 2006-02-14 Sold (Public Records) $155,000 Public Records
• 2006-02-13 Sold (MLS) $155,000 Hive MLS
• 2006-01-13 Sold (MLS) $190,000 CCAR
• 2005-09-19 Listed $163,600 Hive MLS
• 2005-08-19 Listed $209,900 CCAR
• 2004-11-24 Sold (MLS) $102,600 Hive MLS
• 2004-03-12 Listed $109,080 Hive MLS

Property tax history

+3.9%/yr

Latest (2025): $1,254 · +0.0% YoY. Source: county tax records.