684 Savinwood Trl NE · Bolivia, NC 28422

$229,995

2 bd · 2.0 ba · 918 sqft · Townhouse · 5 Days on market

Built 2026 Excellent condition Est $206k · 12% over

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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 +9.3/30.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Limited-Time Savings: Up to $10,000 in Flex Cash! Put it toward upgrades closing costs or lowering your monthly payment. * Ready in mid-November! This quick move-in Ellis is a thoughtfully designed cottage that combines comfort, convenience, and modern style. Start your mornings with a cup of coffee on the charming covered front porch before stepping inside to a bright, open great room that creates the perfect setting for everyday living and entertaining. Luxury Vinyl Plank flooring throughout your main living areas adds extra style and durability.

Key facts

• Covered front porch
• Gourmet kitchen
• Open great room

Tags

• COVERED FRONT PORCH
• OPEN GREAT ROOM
• GOURMET KITCHEN
• CENTER ISLAND
• GRANITE COUNTERTOPS
• REAR PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $230k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (21.8% below list).
• Recommended offer: $180k (21.8% below list) — sets the bar for 1% rule.

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: 867 active listings in the ZIP; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 31% 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 $7k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,881 (21.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $205,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Mitchell Brown Rd NE	2.07mi	3/1.5 (+1)	944 (+3%)	1mo	$160,000	$169	53
2944 Old Ocean Hwy	2.09mi	2/1.0	1,192 (+30%)	9mo	$170,000	$143	28
1512 E Black Squirrel Ln	2.11mi	3/2.0 (+1)	1,183 (+29%)	19mo	$245,000	$207	19
1531 Gate Hill Rd SE	2.06mi	3/2.0 (+1)	1,173 (+28%)	19mo	$249,900	$213	19
1543 Gate Hill Rd SE	2.04mi	3/2.0 (+1)	1,173 (+28%)	22mo	$260,000	$222	16
1558 Gate Hill Rd SE	2.00mi	3/2.0 (+1)	1,173 (+28%)	24mo	$256,900	$219	15
1575 Gate Hill Rd SE	1.96mi	3/2.0 (+1)	1,173 (+28%)	24mo	$256,900	$219	15
1619 Gate Hill Rd SE	1.85mi	3/2.0 (+1)	1,173 (+28%)	33mo	$262,900	$224	15
1324 Patti Ln SE	1.89mi	3/2.0 (+1)	1,173 (+28%)	36mo	$259,900	$222	15
1522 E Black Squirrel Ln SE Lot 143	2.07mi	3/2.0 (+1)	1,183 (+29%)	36mo	$241,870	$204	15
1337 Patti Ln SE	1.93mi	3/2.0 (+1)	1,173 (+28%)	39mo	$259,900	$222	15
1554 King Lucius Way SE Lot 116	2.21mi	3/2.0 (+1)	1,183 (+29%)	40mo	$263,990	$223	15

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: -21.5%
• Equity multiple: 0.26×
• Total profit: $-47,966
• Equity at exit: $34,293

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-55,467
• Equity at exit: $19,886

Cash invested: $64,399 (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 28422

• Home prices YoY: -23.8%
• Active inventory: 867
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,799 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-168

Break-even live

Break-even rent $2,012

Max offer price $205,630

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-89	+0% $-168	+5% $-248	+10% $-327
Rent	-10% $-310	-5% $-239	+0% $-168	+5% $-97	+10% $-26
Rate	-1.0pp $-53	-0.5pp $-110	base $-168	+0.5pp $-228	+1.0pp $-289

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: $57,499
• Closing costs: $6,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning

Listing history 50 events

1. 2026-11-08
   days on market $229,995 Active 5 DOM
2. 2026-11-07
   days on market $229,995 Active 4 DOM
3. 2026-11-06
   days on market $229,995 Active 3 DOM
4. 2026-11-05
   days on market $229,995 Active 2 DOM
5. 2026-11-04
   remarks 699-char remark
6. 2026-11-04
   pricestatusdays on marketlisting id $229,995 Active 1 DOM
7. 2026-07-22
   status $249,990 Pending 190 DOM
8. 2026-07-22
   days on market $249,990 Active 190 DOM
9. 2026-07-21
   days on market $249,990 Active 189 DOM
10. 2026-07-18
    days on market $249,990 Active 186 DOM
11. 2026-07-16
    days on market $249,990 Active 184 DOM
12. 2026-07-16
    days on market $249,990 Active 183 DOM
13. 2026-07-14
    days on market $249,990 Active 182 DOM
14. 2026-07-13
    days on market $249,990 Active 181 DOM
15. 2026-07-12
    days on market $249,990 Active 180 DOM
16. 2026-07-11
    days on market $249,990 Active 179 DOM
17. 2026-07-10
    days on market $249,990 Active 178 DOM
18. 2026-07-09
    days on market $249,990 Active 177 DOM
19. 2026-07-08
    days on market $249,990 Active 176 DOM
20. 2026-07-07
    days on market $249,990 Active 175 DOM
21. 2026-07-06
    days on market $249,990 Active 174 DOM
22. 2026-07-05
    days on market $249,990 Active 173 DOM
23. 2026-07-04
    days on market $249,990 Active 172 DOM
24. 2026-07-03
    days on market $249,990 Active 171 DOM
25. 2026-07-02
    days on market $249,990 Active 170 DOM
26. 2026-07-01
    days on market $249,990 Active 169 DOM
27. 2026-06-30
    days on market $249,990 Active 168 DOM
28. 2026-06-29
    days on market $249,990 Active 167 DOM
29. 2026-06-28
    days on market $249,990 Active 166 DOM
30. 2026-06-28
    days on market $249,990 Active 165 DOM
31. 2026-06-27
    days on market $249,990 Active 164 DOM
32. 2026-06-25
    days on market $249,990 Active 162 DOM
33. 2026-06-23
    days on market $249,990 Active 160 DOM
34. 2026-06-22
    days on market $249,990 Active 159 DOM
35. 2026-06-18
    days on market $249,990 Active 156 DOM
36. 2026-06-17
    days on market $249,990 Active 155 DOM
37. 2026-06-16
    days on market $249,990 Active 154 DOM
38. 2026-06-15
    days on market $249,990 Active 153 DOM
39. 2026-06-14
    days on market $249,990 Active 151 DOM
40. 2026-06-13
    days on market $249,990 Active 150 DOM
41. 2026-06-10
    days on market $249,990 Active 148 DOM
42. 2026-06-09
    days on market $249,990 Active 147 DOM
43. 2026-06-08
    days on market $249,990 Active 146 DOM
44. 2026-06-07
    days on market $249,990 Active 145 DOM
45. 2026-06-05
    days on market $249,990 Active 142 DOM
46. 2026-06-03
    days on market $249,990 Active 141 DOM
47. 2026-06-02
    days on market $249,990 Active 140 DOM
48. 2026-06-01
    days on market $249,990 Active 139 DOM
49. 2026-05-31
    days on market $249,990 Active 138 DOM
50. 2026-05-30
    days on market $249,990 Active 137 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $21,586
• − Mortgage interest: −$12,883
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$6,691
• Taxable loss: −$6,042
• Est. tax savings @ 24.0%: +$1,450
• After-tax cash flow: $-571/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with a well-maintained exterior and interior. It has a good location and is ready for immediate occupancy. Potential buyers will appreciate the home's curb appeal and modern finishes.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers ↑
• Both Painting the exterior — Fresh paint can make the home look more inviting and can increase its value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the home more appealing to potential buyers ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers ↑

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Bolivia Elementary D- NC #542/1,410 Nat'l #15,452/41,679 Middle South Brunswick Middle D NC #160/475 Nat'l #4,622/14,009 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%
• 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

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning