2948 Bethany Ct SW · Holden Beach, NC 28462

$260,000

3 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 38 Days on market

Built 1998 0.35 ac lot Est $331k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.3/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This excellent fixer upper is ready for custom flooring and trim work just minutes from the beach. Large yard with 2 storage sheds on the property. All new appliances except the refrigerator. This is a handyman's dream home.

Key facts

• Large family room
• Manufactured home
• Natural light

Tags

• MANUFACTURED HOME
• CONCRETE SLAB CRAWL SPACE
• CORNER LOT
• LARGE FAMILY ROOM
• NATURAL LIGHT
• STORAGE SHEDS

Property features AI

Finance

• Other: Zoning: Co-R-6000

Exterior

• Parking: Gravel/unpaved off-street parking
• Utilities: Public water and well; Septic tank; Generator for electricity; Water connected
• Home design: Manufactured home; One story; Entry level: 1
• Construction: Brick veneer, vinyl siding, and frame construction; Shingle roof; Slab foundation (see remarks)
• Exterior features: Porch; Shed(s) and storage; Corner lot; Has view

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Microwave; Refrigerator
• Flooring: Vinyl; See remarks
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air; Heat pump; Propane heating; Electric heating; Forced air
• Interior features: Ceiling fans; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $48 ($572/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 $200k (23.0% below list).
• Recommended offer: $200k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.0% in Holden Beach — 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 65/100 on livability (#334 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing A; Watch: cost of living D, health & safety D, amenities 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: Virginia Williamson Elem (math 50% / reading 49%, grade D, #417 of 1,410 statewide, top 32%, 502 students, 99% FRL); Cedar Grove Middle (math 30% / reading 36%, grade F, #305 of 475 statewide, top 65%, 434 students, 99% 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: 513 active listings in the ZIP; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 40% of the median local income ($60k/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 38 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $162k; list at $260k implies a 60% 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; 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 $200,141 (23.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.77% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $331,296
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2928 Bethany Ct SW #1	0.07mi	3/2.0	1,942 (+2%)	11mo	$338,500	$174	84
2746 Blue Bounty Rd SW	0.53mi	3/2.0	1,639 (-14%)	19mo	$174,000	$106	36

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-39,227
• Equity at exit: $38,767

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-30,783
• Equity at exit: $22,480

Cash invested: $72,800 (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 28462

• Active inventory: 513
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,001 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $48

Break-even live

Break-even rent $1,941

Max offer price $260,000

Occupancy floor 93%

Sensitivity live

Price	-10% $195	-5% $121	+0% $48	+5% $-26	+10% $-100
Rent	-10% $-110	-5% $-31	+0% $48	+5% $127	+10% $206
Rate	-1.0pp $179	-0.5pp $114	base $48	+0.5pp $-20	+1.0pp $-88

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $260,000 Active 38 DOM
2. 2026-06-18
   days on market $260,000 Active 35 DOM
3. 2026-06-17
   days on market $260,000 Active 34 DOM
4. 2026-06-16
   days on market $260,000 Active 33 DOM
5. 2026-06-15
   days on market $260,000 Active 32 DOM
6. 2026-06-14
   days on market $260,000 Active 30 DOM
7. 2026-06-13
   days on market $260,000 Active 29 DOM
8. 2026-06-10
   days on market $260,000 Active 27 DOM
9. 2026-06-09
   days on market $260,000 Active 26 DOM
10. 2026-06-09
    remarks 389-char remark
11. 2026-06-08
    days on market $260,000 Active 25 DOM
12. 2026-06-07
    days on market $260,000 Active 24 DOM
13. 2026-06-05
    days on market $260,000 Active 21 DOM
14. 2026-06-03
    days on market $260,000 Active 20 DOM
15. 2026-06-02
    days on market $260,000 Active 19 DOM
16. 2026-06-01
    days on market $260,000 Active 18 DOM
17. 2026-05-31
    days on market $260,000 Active 17 DOM
18. 2026-05-30
    days on market $260,000 Active 16 DOM
19. 2026-05-12
    listed $260,000 Active
20. 2021-05-10
    soldstatus $162,000 224-char remark

    Show marketing remark (224 chars)

    This excellent fixer upper is ready for custom flooring and trim work just minutes from the beach. Large yard with 2 storage sheds on the property. All new appliances except the refrigerator. This is a handyman's dream home.

21. 2021-05-04
    soldstatus $162,000
22. 2021-02-05
    listed $170,000 224-char remark

    Show marketing remark (224 chars)

    This excellent fixer upper is ready for custom flooring and trim work just minutes from the beach. Large yard with 2 storage sheds on the property. All new appliances except the refrigerator. This is a handyman's dream home.

23. 2019-10-01
    soldstatus $136,000 595-char remark

    Show marketing remark (595 chars)

    Check out what this home has to offer!! Nestled among the live oaks and magnolia tree is this three bedroom two bath home that leaves with it a whole house generator; never worry about the power going out or any storms. It also sits upon a thick concrete foundation making your crawl space so much nicer. This home has a wonderful family room with plenty of windows for you to enjoy the birds & sunshine. You never feel closed in with the skylights that abound. 2948 Bethany is conveniently located close to all of your needs in Holden Beach!!! Just a short ride to your toes in the sand!!

24. 2019-10-01
    soldstatus $136,000

    Show marketing remark (595 chars)

    Check out what this home has to offer!! Nestled among the live oaks and magnolia tree is this three bedroom two bath home that leaves with it a whole house generator; never worry about the power going out or any storms. It also sits upon a thick concrete foundation making your crawl space so much nicer. This home has a wonderful family room with plenty of windows for you to enjoy the birds & sunshine. You never feel closed in with the skylights that abound. 2948 Bethany is conveniently located close to all of your needs in Holden Beach!!! Just a short ride to your toes in the sand!!

25. 2019-04-17
    listed $146,900 595-char remark

    Show marketing remark (595 chars)

    Check out what this home has to offer!! Nestled among the live oaks and magnolia tree is this three bedroom two bath home that leaves with it a whole house generator; never worry about the power going out or any storms. It also sits upon a thick concrete foundation making your crawl space so much nicer. This home has a wonderful family room with plenty of windows for you to enjoy the birds & sunshine. You never feel closed in with the skylights that abound. 2948 Bethany is conveniently located close to all of your needs in Holden Beach!!! Just a short ride to your toes in the sand!!

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $2,132 · $178/mo
• Expected delta: +$1,392/yr (+$116/mo · 188.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 19 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: $24,017
• − Mortgage interest: −$14,564
• − Property taxes: −$740
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$7,564
• Taxable loss: −$3,993
• Est. tax savings @ 24.0%: +$958
• After-tax cash flow: $1,530/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 — Holden Beach

• Score: 65/100
• State rank: #334
• US rank: #13586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 131,536 people
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 12,340
• Household income: $60,349
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 269.0

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 (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 4% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% 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: ▼ -259.44%
• Current HPI: 144.2462
• 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

+77.0% since first listed

7 events — show timeline

• 2026-05-12 Listed $260,000 Hive MLS
• 2021-05-10 Sold (MLS) $162,000 Hive MLS
• 2021-05-04 Sold (Public Records) $162,000 Public Records
• 2021-02-05 Listed $170,000 Hive MLS
• 2019-10-01 Sold (Public Records) $136,000 Public Records
• 2019-10-01 Sold (MLS) $136,000 Hive MLS
• 2019-04-17 Listed $146,900 Hive MLS

Property tax history

+3.0%/yr

Latest (2025): $740 · +0.0% YoY. Source: county tax records.