Charles Plan · Bolivia, NC 28422

$329,990

4 bd · 3.0 ba · 2,177 sqft · SingleFamily · 32 Days on market

Excellent condition

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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).

• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the ease of coastal living at Middle Creek Village in Bolivia, where mornings can start with a peaceful walk along the Shallotte Riverwalk and afternoons are just a short drive from the sandy shores of Oak Island. The Charles floorplan brings together space, flexibility, and comfort in a way that feels both inviting and practical. Inside, a bright open-concept layout keeps everyone connected, with the great room flowing effortlessly into a gourmet kitchen and dining space-perfect for hosting or everyday living. A first-floor bedroom with an adjacent full bath offers ideal flexibility for guests, a home office, or multi-generational living.

Key facts

• Standard patio
• Gourmet kitchen
• Multiple floorplans

Tags

• NEW SINGLE FAMILY HOMES
• MULTIPLE FLOORPLANS
• FLEXIBLE LIVING AREAS
• GOURMET KITCHEN
• STANDARD PATIO
• OPTIONAL COVERED PORCH

🏗️ New construction. The $329,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $350,255.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $330k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (17.7% below list).
• Recommended offer: $272k (17.7% 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: Bolivia Elementary (math 50% / reading 43%, grade D-, #542 of 1,410 statewide, top 39%, 496 students, 99% FRL); South Brunswick Middle (math 41% / reading 49%, grade D, #160 of 475 statewide, top 35%, 572 students, 100% FRL); South Brunswick High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 1,172 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: 784 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).
• At $2,715/mo this rent would consume 47% of the median local household income ($69k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 32 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,519 (17.7% 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 32 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.78% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.37%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $350,255
• List price: $329,990
• Delta: -5.79%
• 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
253 Ocean Pointe Blvd SE #13	0.06mi	4/2.5	2,321 (+7%)	9mo	$300,000	$129	76
261 Ocean Pointe Blvd SE #15	0.06mi	4/3.0	1,967 (-10%)	12mo	$285,000	$145	71
562 Shady Birch Ln NE	0.54mi	3/2.5 (-1)	2,294 (+5%)	3mo	$391,287	$171	56
1206 Middle Crest Dr NE	0.44mi	4/2.5	2,423 (+11%)	4mo	$388,425	$160	55
914 Rindlewood Trl NE	0.50mi	3/2.5 (-1)	2,294 (+5%)	7mo	$410,290	$179	55
1254 Middle Crest Dr NE	0.48mi	3/2.0 (-1)	2,294 (+5%)	11mo	$422,895	$184	51
550 Shady Birch Ln NE	0.55mi	3/2.5 (-1)	2,294 (+5%)	10mo	$409,500	$179	50
1234 Middle Crest Dr NE	0.51mi	3/2.5 (-1)	2,325 (+7%)	10mo	$391,500	$168	49
558 Shady Birch Ln NE	0.57mi	3/2.5 (-1)	2,423 (+11%)	4mo	$367,925	$152	44
2163 Webfoot Dr NE	0.61mi	3/2.0 (-1)	1,898 (-13%)	3mo	$359,000	$189	38
554 Shady Birch Ln NE	0.60mi	3/2.0 (-1)	1,898 (-13%)	6mo	$379,115	$200	36
1250 Middle Crest Dr NE	0.55mi	3/2.0 (-1)	1,898 (-13%)	11mo	$413,525	$218	34

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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-74,264
• Equity at exit: $52,224

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-87,099
• Equity at exit: $30,284

Cash invested: $98,071 (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: 22 active · 19 under contract
• Months of supply: 11.0 mo (9%/mo absorbed)
• Median asking: $342,490 ($155/sqft)
• Median days on market: 42 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +4.1% vs current asking $/sqft

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

ZIP-level market 28422

• Home prices YoY: -23.8%
• Active inventory: 784
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,715 medium
• Mortgage (P&I): −$1,837
• Tax est. 1.5%: −$438 /mo · $5,254/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-276

Break-even live

Break-even rent $3,064

Max offer price $310,385

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-155	+0% $-276	+5% $-397	+10% $-518
Rent	-10% $-490	-5% $-383	+0% $-276	+5% $-168	+10% $-61
Rate	-1.0pp $-99	-0.5pp $-186	base $-276	+0.5pp $-366	+1.0pp $-459

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: $87,564
• Closing costs: $10,508
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1127 Middle Crest Dr NE , NC	3.0	2.0	1963	$2,200	$1.12	119d	1	0.15mi
40 Knox St Bolivia, NC	3.0	2.0	1569	$2,200	$1.40	119d	1	1.41mi

Listing history 13 events

1. 2026-06-15
   days on market $329,990 Active 32 DOM
2. 2026-06-14
   days on market $329,990 Active 30 DOM
3. 2026-06-13
   days on market $329,990 Active 29 DOM
4. 2026-06-10
   days on market $329,990 Active 27 DOM
5. 2026-06-09
   days on market $329,990 Active 26 DOM
6. 2026-06-08
   days on market $329,990 Active 25 DOM
7. 2026-06-07
   days on market $329,990 Active 24 DOM
8. 2026-06-05
   days on market $329,990 Active 21 DOM
9. 2026-06-03
   days on market $329,990 Active 20 DOM
10. 2026-06-02
    days on market $329,990 Active 19 DOM
11. 2026-06-01
    days on market $329,990 Active 18 DOM
12. 2026-05-31
    days on market $329,990 Active 17 DOM
13. 2026-05-30
    days on market $329,990 Active 16 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 ≥105°F today · 18 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: $32,582
• − Mortgage interest: −$19,620
• − Property taxes: −$5,254
• − Insurance: −$1,751
• − Repairs & maintenance: −$2,607
• − Management: −$2,607
• − Depreciation: −$10,189
• Taxable loss: −$9,445
• Est. tax savings @ 24.0%: +$2,267
• After-tax cash flow: $-1,040/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 · 11 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from landscaping and smart home features to further enhance its value.

Value-add opportunities

• Both Landscaping — enhances curb appeal and adds value ↑
• Both Add smart home features — increases convenience and marketability ↑

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%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 2%
• Foreign-born: 3% · Canada
• 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