1055 Stanbury Bluff Rd SW · Holden Beach, NC 28462

$335,855

4 bd · 2.5 ba · 2,340 sqft · Land · 99 Days on market

Built 2026 0.30 ac lot $135/mo HOA · 6% 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).

• ARV discount +7.5/15.0
• Cash flow +5.3/30.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come tour 1055 STANBURY BLUFF ROAD SW! One of our new homes at Stanbury Creek, located in Supply, North Carolina. The Galen's timeless design combines classic elegance with modern functionality. The open-concept main level features an expansive living area, perfect for today's lifestyle. The heart of the Galen is its well-appointed kitchen, complete with a working island with seating and an oversized pantry. This space seamlessly flows into a casual dining area and the spacious family room, ideal for entertaining and family gatherings. A flexible room on the first floor can serve as a dedicated home office or a formal dining room, adapting to your specific needs. Upstairs, the Galen offers a large primary bedroom with an expansive bath and generous closet. The conveniently located laundry room near the bedrooms add to the home's practicality. Three additional bedrooms complete the upper level, providing ample space for family and guests. All of our homes include D. R. Horton's Home is Connected® package, an industry leading suite of smart home products that keeps homeowners connected with the people and places they value the most. The technology allows homeowners to monitor and control their home from the couch or across the globe. * The photos you see here are for illustration purposes only, interior and exterior features, options, colors and selections will differ. Please see the sales agent for options.

Key facts

• Gourmet kitchen
• Granite countertops
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• GOURMET KITCHEN
• CENTER ISLAND
• GRANITE COUNTERTOPS
• CORNER WALK IN PANTRY
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Green energy features: efficient lighting and thermostat
• HOA & community: Homeowners association with management; Association fee approximately $1,620 annually (about $135/month)

Exterior

• Parking: 2 total parking spaces; 2-car attached garage with front-facing door; Concrete driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Sewer available; Underground utilities; Water available; Electric service
• Home design: Single family residence; Two levels; Residential property; Slab foundation
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as new construction; Home warranty included
• Exterior features: Front porch; Shingle roof; Paved road access; Private road frontage; Lot roughly 0.3 acres; New construction; Community pool, sidewalks, and street lights

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Microwave; Disposal; Pantry; Electric water heater
• Bedrooms: Total rooms: 7
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Walk-in closets; High ceilings; Entrance foyer; Pantry; Unfurnished; No basement
• Laundry & utility: Laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $336k.

Deal economics

• At list price, monthly cash flow is $-751 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (32.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (35.7% below list).
• Recommended offer: $216k (35.7% below list) — sets the bar for 1% rule.

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: 506 active listings in the ZIP; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 43% 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 $10k 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 99 days — a 9% lower offer ($306k) 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.

Risks & watch-outs

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

Recommended offer $215,798 (35.7% 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 99 days. Have you received any prior offers? Is the seller open to a 36% 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. 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: 0.64% ✗
• Cap rate: 3.61%
• Cash-on-cash: -9.59%
• DSCR: 0.57
• GRM: 13.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -33.4%
• Equity multiple: -0.09×
• Total profit: $-102,153
• Equity at exit: $50,077

10-year hold

• IRR: -40.5%
• Equity multiple: -0.60×
• Total profit: $-150,092
• Equity at exit: $29,039

Cash invested: $94,039 (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: 506
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,158 medium
• Mortgage (P&I): −$1,761
• Tax est. 1.5%: −$420 /mo · $5,038/yr
• Insurance: −$140
• HOA: −$135
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-751

Break-even live

Break-even rent $3,109

Max offer price $227,153

Occupancy floor —

Sensitivity live

Price	-10% $-519	-5% $-635	+0% $-751	+5% $-867	+10% $-983
Rent	-10% $-922	-5% $-836	+0% $-751	+5% $-666	+10% $-581
Rate	-1.0pp $-582	-0.5pp $-666	base $-751	+0.5pp $-838	+1.0pp $-927

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: $83,964
• Closing costs: $10,076
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 18 events

1. 2026-06-18
   days on market $335,855 Active 99 DOM
2. 2026-06-17
   days on market $335,855 Active 98 DOM
3. 2026-06-16
   days on market $335,855 Active 97 DOM
4. 2026-06-15
   days on market $335,855 Active 96 DOM
5. 2026-06-14
   days on market $335,855 Active 94 DOM
6. 2026-06-13
   days on market $335,855 Active 93 DOM
7. 2026-06-10
   days on market $335,855 Active 91 DOM
8. 2026-06-09
   days on market $335,855 Active 90 DOM
9. 2026-06-08
   days on market $335,855 Active 89 DOM
10. 2026-06-07
    days on market $335,855 Active 88 DOM
11. 2026-06-05
    days on market $335,855 Active 85 DOM
12. 2026-06-03
    days on market $335,855 Active 84 DOM
13. 2026-06-02
    days on market $335,855 Active 83 DOM
14. 2026-06-01
    days on market $335,855 Active 82 DOM
15. 2026-05-31
    days on market $335,855 Active 81 DOM
16. 2026-05-30
    days on market $335,855 Active 80 DOM
17. 2026-03-24
    listed $335,855 Active 1433-char remark

    Show marketing remark (1433 chars)

    Come tour 1055 STANBURY BLUFF ROAD SW! One of our new homes at Stanbury Creek, located in Supply, North Carolina. The Galen's timeless design combines classic elegance with modern functionality. The open-concept main level features an expansive living area, perfect for today's lifestyle. The heart of the Galen is its well-appointed kitchen, complete with a working island with seating and an oversized pantry. This space seamlessly flows into a casual dining area and the spacious family room, ideal for entertaining and family gatherings. A flexible room on the first floor can serve as a dedicated home office or a formal dining room, adapting to your specific needs. Upstairs, the Galen offers a large primary bedroom with an expansive bath and generous closet. The conveniently located laundry room near the bedrooms add to the home's practicality. Three additional bedrooms complete the upper level, providing ample space for family and guests. All of our homes include D. R. Horton's Home is Connected® package, an industry leading suite of smart home products that keeps homeowners connected with the people and places they value the most. The technology allows homeowners to monitor and control their home from the couch or across the globe. * The photos you see here are for illustration purposes only, interior and exterior features, options, colors and selections will differ. Please see the sales agent for options.

18. 2026-03-11
    listed $335,855 Active

ⓘ 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 4/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,896
• − Mortgage interest: −$18,813
• − Property taxes: −$5,038
• − Insurance: −$1,679
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − HOA: −$1,620
• − Depreciation: −$9,770
• Taxable loss: −$15,168
• Est. tax savings @ 24.0%: +$3,640
• After-tax cash flow: $-5,374/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

+0.0% since first listed

2 events — show timeline

• 2026-03-24 Listed $335,855 Zillow
• 2026-03-11 Listed $335,855 Hive MLS

Property tax history

+4.5%/yr

Latest (2019): $43 · +4.3% YoY. Source: county tax records.