Burton Plan · Supply, NC 28462

$304,990

3 bd · 2.0 ba · 1,650 sqft · SingleFamily · 94 Days on market

Good condition 2-car garage

---

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 +5.5/30.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the Burton, a spacious and stylish one-story home with 3 bedrooms, 2 bathrooms, and a 2-car garage, offering 1,650 sq. ft. of comfortable living. A welcoming long foyer leads into an open-concept living area perfect for family time and entertaining. The kitchen features wrap-around cabinets, a large island, and a seamless flow to the casual dining space and family room, along with a roomy pantry and extra storage closets. The primary bedroom is a private retreat with a walk-in closet, and all bathrooms include convenient dual vanity sinks.

Key facts

• Walk-in closet
• Wrap-around cabinets
• Large island

Tags

• OPEN-CONCEPT LIVING AREA
• WRAP-AROUND CABINETS
• LARGE ISLAND
• ROOMY PANTRY
• EXTRA STORAGE CLOSETS
• WALK-IN CLOSET

🏗️ New construction. The $304,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $335,754.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-717 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (33.4% below list).
• Recommended offer: $203k (33.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: 600 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 $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 94 days — a 9% lower offer ($278k) is reasonable based on typical stale-listing flexibility.

Recommended offer $203,003 (33.4% 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 94 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.60% ✗
• Cap rate: 3.73%
• Cash-on-cash: -9.15%
• DSCR: 0.59
• GRM: 13.8

CMA / ARV

• ARV (median comp): $335,754
• List price: $304,990
• Delta: -9.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3083 Cape Point Ln SW	0.11mi	3/2.0	1,504 (-9%)	2mo	$299,990	$199	78
3075 Cape Point Ln SW	0.17mi	3/2.0	1,504 (-9%)	4mo	$299,990	$199	74
2672 Jessica Ln SW	0.36mi	3/2.5	1,608 (-2%)	3mo	$375,000	$233	74
1271 Rippling Cove Loop SW	0.47mi	3/2.0	1,618 (-2%)	2mo	$329,000	$203	73
755 New Haven Ln SW	0.42mi	3/2.0	1,618 (-2%)	5mo	$299,000	$185	73
922 Shipley Way SW	0.45mi	3/2.0	1,618 (-2%)	4mo	$245,000	$151	72
739 New Haven Ln SW	0.46mi	3/2.0	1,618 (-2%)	5mo	$290,000	$179	71
2639 Stone Chimney Rd SW	0.54mi	3/2.0	1,632 (-1%)	3mo	$465,000	$285	70
723 New Haven Ln SW	0.50mi	3/2.0	1,618 (-2%)	4mo	$295,000	$182	70
1016 Stanbury Bluff Rd SW	0.64mi	3/2.0	1,618 (-2%)	2mo	$299,990	$185	65
762 New Haven Ln SW	0.40mi	3/2.0	1,460 (-12%)	2mo	$227,500	$156	61
1025 Woods Crossing Rd SW	0.66mi	4/2.0 (+1)	1,774 (+8%)	2mo	$321,190	$181	50

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: -32.6%
• Equity multiple: -0.06×
• Total profit: $-100,016
• Equity at exit: $50,062

10-year hold

• IRR: -38.3%
• Equity multiple: -0.55×
• Total profit: $-145,738
• Equity at exit: $29,030

Cash invested: $94,011 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 10 under contract
• Months of supply: 10.3 mo (10%/mo absorbed)
• Median asking: $311,585 ($187/sqft)
• Median days on market: 58 d
• This list price: 46% of active listings are priced below it
• ARV vs active asking: +8.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28462

• Active inventory: 600
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,030 medium
• Mortgage (P&I): −$1,761
• Tax est. 1.5%: −$420 /mo · $5,036/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-717

Break-even live

Break-even rent $2,937

Max offer price $232,061

Occupancy floor —

Sensitivity live

Price	-10% $-485	-5% $-601	+0% $-717	+5% $-833	+10% $-949
Rent	-10% $-877	-5% $-797	+0% $-717	+5% $-636	+10% $-556
Rate	-1.0pp $-548	-0.5pp $-631	base $-717	+0.5pp $-804	+1.0pp $-892

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: $83,939
• Closing costs: $10,073
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: List price $304,990New construction inventory: Plan

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family plan home (Burton)Located in Supply, NC
• Exterior features: Living area approximately 1650

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan is the Burton model (new construction plan)

Listing history 50 events

1. 2026-08-08
   days on market $304,990 Active 94 DOM
2. 2026-08-07
   days on market $304,990 Active 93 DOM
3. 2026-08-06
   days on market $304,990 Active 92 DOM
4. 2026-08-05
   days on market $304,990 Active 91 DOM
5. 2026-08-04
   days on market $304,990 Active 90 DOM
6. 2026-08-03
   days on market $304,990 Active 89 DOM
7. 2026-07-31
   days on market $304,990 Active 86 DOM
8. 2026-07-30
   days on market $304,990 Active 84 DOM
9. 2026-07-27
   days on market $304,990 Active 82 DOM
10. 2026-07-25
    days on market $304,990 Active 80 DOM
11. 2026-07-24
    days on market $304,990 Active 79 DOM
12. 2026-07-23
    days on market $304,990 Active 78 DOM
13. 2026-07-22
    days on market $304,990 Active 77 DOM
14. 2026-07-21
    days on market $304,990 Active 76 DOM
15. 2026-07-18
    days on market $304,990 Active 73 DOM
16. 2026-07-16
    days on market $304,990 Active 71 DOM
17. 2026-07-16
    days on market $304,990 Active 70 DOM
18. 2026-07-14
    days on market $304,990 Active 69 DOM
19. 2026-07-13
    days on market $304,990 Active 68 DOM
20. 2026-07-12
    days on market $304,990 Active 67 DOM
21. 2026-07-11
    days on market $304,990 Active 66 DOM
22. 2026-07-10
    days on market $304,990 Active 65 DOM
23. 2026-07-09
    days on market $304,990 Active 64 DOM
24. 2026-07-08
    days on market $304,990 Active 63 DOM
25. 2026-07-07
    days on market $304,990 Active 62 DOM
26. 2026-07-06
    days on market $304,990 Active 61 DOM
27. 2026-07-05
    days on market $304,990 Active 60 DOM
28. 2026-07-04
    days on market $304,990 Active 59 DOM
29. 2026-07-03
    days on market $304,990 Active 58 DOM
30. 2026-07-02
    days on market $304,990 Active 57 DOM
31. 2026-07-01
    days on market $304,990 Active 56 DOM
32. 2026-06-30
    days on market $304,990 Active 55 DOM
33. 2026-06-29
    days on market $304,990 Active 54 DOM
34. 2026-06-28
    days on market $304,990 Active 53 DOM
35. 2026-06-28
    days on market $304,990 Active 52 DOM
36. 2026-06-25
    days on market $304,990 Active 49 DOM
37. 2026-06-23
    days on market $304,990 Active 47 DOM
38. 2026-06-22
    days on market $304,990 Active 46 DOM
39. 2026-06-18
    days on market $304,990 Active 43 DOM
40. 2026-06-17
    days on market $304,990 Active 42 DOM
41. 2026-06-16
    days on market $304,990 Active 41 DOM
42. 2026-06-15
    days on market $304,990 Active 40 DOM
43. 2026-06-14
    days on market $304,990 Active 38 DOM
44. 2026-06-13
    days on market $304,990 Active 37 DOM
45. 2026-06-10
    days on market $304,990 Active 35 DOM
46. 2026-06-09
    days on market $304,990 Active 34 DOM
47. 2026-06-08
    days on market $304,990 Active 33 DOM
48. 2026-06-07
    days on market $304,990 Active 32 DOM
49. 2026-06-05
    days on market $304,990 Active 29 DOM
50. 2026-06-03
    days on market $304,990 Active 28 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,360
• − Mortgage interest: −$18,807
• − Property taxes: −$5,036
• − Insurance: −$1,679
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$9,767
• Taxable loss: −$14,827
• Est. tax savings @ 24.0%: +$3,559
• After-tax cash flow: $-5,041/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 · 6 photos

Good 80/100 None rehab

The Burton Plan is a well-maintained, move-in-ready single-family home with good condition and potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures can increase the home's value and appeal to buyers. ↑
• Both Flooring — New flooring can improve the home's appearance and add value to both resale and rental markets. ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Virginia Williamson Elem D NC #417/1,410 Nat'l #12,785/41,679 Middle Cedar Grove Middle F NC #305/475 Nat'l #8,059/14,009 High West Brunswick High C- NC #281/535 Nat'l #4,893/17,239

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

Livability — Supply

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Brunswick County · 152,111 people
• City population: 12,340
• 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: 10% of renters

---

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

Property features AI

Finance

• Financial info: List price $304,990New construction inventory: Plan

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family plan home (Burton)Located in Supply, NC
• Exterior features: Living area approximately 1650

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan is the Burton model (new construction plan)