312 Country Club Villa Dr #3 · Shallotte, NC 28470

$145,000

2 bd · 2.0 ba · 912 sqft · Condo public records · 70 Days on market

Built 1986 $259/mo HOA · 14% of rent

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Why this score? — see what drove the C 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 +23.4/30.0
• 1% rule +7.7/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This immaculate top floor end unit has been completely renovated and is absolutely stunning! The entire condo has been painted, even the front door! The kitchen features new countertops, bright white cabinets with new hardware, a new refrigerator and updated lighting. New carpet has been installed in the living room and also in each of the two bedrooms. The sliding glass doors that lead onto the deck offer new vertical blinds. The deck boasts outdoor carpet and a full rollout awning so that you can extend your afternoon and take in a spectacular sunset. The master suite includes a beautiful tiled walk-in shower with a skylight! There is a separate powder room and also a shower room conveniently located off the hallway for guests. The in ground community pool is located just steps away with membership available for an additional fee. Brierwood is a quiet neighborhood conveniently located to downtown Shallotte, shopping, restaurants, schools, golf, and the beaches. There is ample parking and outside storage unit is available. The POA has an active board with ongoing improvement projects. You won't want to miss out on this one so call now!

Key facts

• $259 HOA
• Community pool
• Built 1986

Property features AI

Finance

• Other: Zoning: X500; Subdivision: Brierwood Estates; Paved road access; Frontage details: See remarks
• HOA & community: Homeowners association with annual fee ($3,108 / $259 monthly equivalent); Association provides grounds and structure maintenance and management; Community pool

Exterior

• Parking: On-site parking
• Utilities: Public water; Sewer connected; Water connected
• Home design: Condominium; Residential property; Entry level is 2; One-level interior layout with 2 total stories
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built with conventional frame and siding materials
• Exterior features: Balcony; Deck; No fencing; Has a view

Interior

• Bedrooms: Total of 4 rooms (bedrooms/other rooms as configured)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom; Accessible full bath
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Master bedroom located on the downstairs level; Ceiling fans; Window coverings
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.0% in Shallotte — 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 63/100 on livability (#411 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, crime F, 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: Union Elementary (math 83% / reading 76%, grade A, #24 of 1,410 statewide, top 2%, 571 students, 100% 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.
• Zoned-school proficiency averages 59% at this address vs 46% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Brunswick County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 378 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $4k 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 70 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 6.6

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-6,270
• Equity at exit: $21,620

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $17,108
• Equity at exit: $12,537

Cash invested: $40,600 (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 28470

• Home prices YoY: -34.8%
• Active inventory: 378
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$60
• HOA: −$259
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $268

Break-even live

Break-even rent $1,498

Max offer price $145,000

Occupancy floor 80%

Sensitivity live

Price	-10% $350	-5% $309	+0% $268	+5% $227	+10% $186
Rent	-10% $123	-5% $196	+0% $268	+5% $341	+10% $413
Rate	-1.0pp $341	-0.5pp $305	base $268	+0.5pp $231	+1.0pp $192

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 Seaforth St Shallotte, NC	3.0	1.0–2.0	1077	$1,913	$1.78	24d	1	1.38mi
4568 Tides Way South Brunswick, NC	1.0–3.0	1.0–2.0	1187	$2,175	$1.83	24d	111	1.46mi

HOA detail condo

• Monthly dues: $259 · $3,108/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-04-30
   status Pending
2. 2026-04-29
   historical Active Under Contract
3. 2026-04-23
   price $145,000
4. 2026-03-19
   price $165,000
5. 2026-02-19
   listed $179,900 Active
6. 2019-05-20
   soldstatus $108,000 1154-char remark

   Show marketing remark (1154 chars)

   This immaculate top floor end unit has been completely renovated and is absolutely stunning! The entire condo has been painted, even the front door! The kitchen features new countertops, bright white cabinets with new hardware, a new refrigerator and updated lighting. New carpet has been installed in the living room and also in each of the two bedrooms. The sliding glass doors that lead onto the deck offer new vertical blinds. The deck boasts outdoor carpet and a full rollout awning so that you can extend your afternoon and take in a spectacular sunset. The master suite includes a beautiful tiled walk-in shower with a skylight! There is a separate powder room and also a shower room conveniently located off the hallway for guests. The in ground community pool is located just steps away with membership available for an additional fee. Brierwood is a quiet neighborhood conveniently located to downtown Shallotte, shopping, restaurants, schools, golf, and the beaches. There is ample parking and outside storage unit is available. The POA has an active board with ongoing improvement projects. You won't want to miss out on this one so call now!

7. 2019-05-20
   soldstatus $108,000

   Show marketing remark (1154 chars)

   This immaculate top floor end unit has been completely renovated and is absolutely stunning! The entire condo has been painted, even the front door! The kitchen features new countertops, bright white cabinets with new hardware, a new refrigerator and updated lighting. New carpet has been installed in the living room and also in each of the two bedrooms. The sliding glass doors that lead onto the deck offer new vertical blinds. The deck boasts outdoor carpet and a full rollout awning so that you can extend your afternoon and take in a spectacular sunset. The master suite includes a beautiful tiled walk-in shower with a skylight! There is a separate powder room and also a shower room conveniently located off the hallway for guests. The in ground community pool is located just steps away with membership available for an additional fee. Brierwood is a quiet neighborhood conveniently located to downtown Shallotte, shopping, restaurants, schools, golf, and the beaches. There is ample parking and outside storage unit is available. The POA has an active board with ongoing improvement projects. You won't want to miss out on this one so call now!

8. 2019-03-15
   listed $120,000 1154-char remark

   Show marketing remark (1154 chars)

   This immaculate top floor end unit has been completely renovated and is absolutely stunning! The entire condo has been painted, even the front door! The kitchen features new countertops, bright white cabinets with new hardware, a new refrigerator and updated lighting. New carpet has been installed in the living room and also in each of the two bedrooms. The sliding glass doors that lead onto the deck offer new vertical blinds. The deck boasts outdoor carpet and a full rollout awning so that you can extend your afternoon and take in a spectacular sunset. The master suite includes a beautiful tiled walk-in shower with a skylight! There is a separate powder room and also a shower room conveniently located off the hallway for guests. The in ground community pool is located just steps away with membership available for an additional fee. Brierwood is a quiet neighborhood conveniently located to downtown Shallotte, shopping, restaurants, schools, golf, and the beaches. There is ample parking and outside storage unit is available. The POA has an active board with ongoing improvement projects. You won't want to miss out on this one so call now!

9. 2005-02-22
   soldstatus $100,000

ⓘ 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: $1,239 · $103/mo
• Projected year-2 tax: $1,239 · $103/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,045
• − Mortgage interest: −$8,122
• − Property taxes: −$1,239
• − Insurance: −$725
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$3,108
• − Depreciation: −$4,218
• Taxable income: $1,106
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $2,954/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 — Shallotte

• Score: 63/100
• State rank: #411
• US rank: #15490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shallotte, NC
• County: Brunswick County · 131,536 people
• City population: 11,219
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 11,219
• Household income: $65,030
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 455.0

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 (73%)
• Race & ethnicity: White 73% Black 13% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -77.91%
• Current HPI: 146.2303
• 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

+45.0% since first listed

9 events — show timeline

• 2026-04-30 Pending — Hive MLS
• 2026-04-29 Contingent — Hive MLS
• 2026-04-23 Price Changed $145,000 Hive MLS
• 2026-03-19 Price Changed $165,000 Hive MLS
• 2026-02-19 Listed $179,900 Hive MLS
• 2019-05-20 Sold (Public Records) $108,000 Public Records
• 2019-05-20 Sold (MLS) $108,000 Hive MLS
• 2019-03-15 Listed $120,000 Hive MLS
• 2005-02-22 Sold (Public Records) $100,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,239 · +0.8% YoY. Source: county tax records.