3100 Gill Net Ave SW · Holden Beach, NC 28462

$145,000

2 bd · 1.0 ba · 801 sqft · Manufactured · 324 Days on market

Built 1965 4,792 sqft lot Est $141k · at est. $25/mo HOA · 2% 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 +21.7/30.0
• DSCR +6.9/10.0
• ARV discount +6.2/15.0
• 1% rule +5.9/10.0
• 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

PERFECT COASTAL WEEKEND GETAWAY!!! SELLER FINANCING AVAILABLE. .. Access to the ICW for $300 a year!!!HOA is optional!!!! Look no further if you would like to stop dragging your boat on vacation. This well maintained 2 bed 1 bath home is PERFECT!!! There are sheetrock walls in kitchen, living room, hall and bath. Other upgrades, HVAC in 2020, expansion tank in 2022. All furnishing remains. * * * * DON'T LET THIS ONE SLIP BY * * * *

Key facts

• Gravel parking
• Landscaping
• Updated kitchen

Tags

• BOAT RAMP
• DOCK AMENITIES
• UPDATED KITCHEN
• SCREENED IN DECK
• GRAVEL PARKING
• LANDSCAPING

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $300 (about $25/month)

Exterior

• Parking: Gravel parking
• Utilities: Water available
• Home design: Manufactured home; One story
• Construction: Aluminum siding; Frame construction; Metal roof
• Exterior features: Deck; Screened porch; No additional exterior features listed; Has a view

Interior

• Kitchen: Built-in electric oven; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling
• Interior features: Furnished; Built-in electric oven; Refrigerator; Electric water heater; Carpet flooring; 4 total rooms; Crawl space / no basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $222 ($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: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.1% 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: Supply Elementary (math 46% / reading 39%, grade F, #625 of 1,410 statewide, top 45%, 539 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 31% 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 $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 324 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $22k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.09% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $140,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2057 N Tanglewood Dr SW	0.20mi	2/1.0	800 (-0%)	5mo	$135,000	$169	86
2203 Bayshore Dr SW	0.24mi	2/2.0	767 (-4%)	12mo	$135,000	$176	67
3074 Seashore Rd SW	0.19mi	3/2.0 (+1)	824 (+3%)	15mo	$165,000	$200	65
2378 Summer Place Dr SW	0.34mi	2/2.0	875 (+9%)	5mo	$200,000	$229	61
2354 Lake Paula Dr SW	0.24mi	2/2.0	900 (+12%)	10mo	$160,000	$178	56
2903 Vinton St SW	0.54mi	2/2.0	840 (+5%)	9mo	$130,000	$155	56
2356 W Tanglewood Dr SW	0.48mi	2/2.0	896 (+12%)	0mo	$243,000	$271	54
2312 N Bluebeard Trl SW	0.64mi	2/2.0	858 (+7%)	6mo	$128,500	$150	49
2233 River St SW	0.27mi	2/2.0	886 (+11%)	22mo	$150,000	$169	47
2441 Galleon Aly SW	0.68mi	2/1.0	750 (-6%)	13mo	$109,000	$145	47
2373 E Tanglewood Dr SW	0.34mi	2/2.0	900 (+12%)	23mo	$135,000	$150	41
2837 Cross Bones Rd SW	0.69mi	2/2.0	920 (+15%)	12mo	$190,000	$207	28

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-9,298
• Equity at exit: $21,620

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $10,296
• 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 28462

• Active inventory: 506
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,581 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$25
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $222

Break-even live

Break-even rent $1,300

Max offer price $145,000

Occupancy floor 81%

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: —

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 32 events

1. 2026-06-18
   days on market $145,000 Active 324 DOM
2. 2026-06-17
   days on market $145,000 Active 323 DOM
3. 2026-06-16
   days on market $145,000 Active 322 DOM
4. 2026-06-15
   days on market $145,000 Active 321 DOM
5. 2026-06-14
   days on market $145,000 Active 319 DOM
6. 2026-06-13
   days on market $145,000 Active 318 DOM
7. 2026-06-10
   days on market $145,000 Active 316 DOM
8. 2026-06-09
   days on market $145,000 Active 315 DOM
9. 2026-06-08
   days on market $145,000 Active 314 DOM
10. 2026-06-07
    days on market $145,000 Active 313 DOM
11. 2026-06-05
    days on market $145,000 Active 310 DOM
12. 2026-06-03
    days on market $145,000 Active 309 DOM
13. 2026-06-02
    days on market $145,000 Active 308 DOM
14. 2026-06-01
    days on market $145,000 Active 307 DOM
15. 2026-05-31
    days on market $145,000 Active 306 DOM
16. 2026-05-30
    days on market $145,000 Active 305 DOM
17. 2026-01-28
    price $145,000
18. 2025-08-29
    price $159,000
19. 2025-07-29
    listed $167,000 Active
20. 2025-07-22
    historical
21. 2025-07-02
    listed $169,000 Active
22. 2024-12-09
    soldstatus $120,000 Closed 442-char remark

    Show marketing remark (442 chars)

    PERFECT COASTAL WEEKEND GETAWAY!!! SELLER FINANCING AVAILABLE. .. Access to the ICW for $300 a year!!!HOA is optional!!!! Look no further if you would like to stop dragging your boat on vacation. This well maintained 2 bed 1 bath home is PERFECT!!! There are sheetrock walls in kitchen, living room, hall and bath. Other upgrades, HVAC in 2020, expansion tank in 2022. All furnishing remains. * * * * DON'T LET THIS ONE SLIP BY * * * *

23. 2024-12-09
    soldstatus $120,000

    Show marketing remark (442 chars)

    PERFECT COASTAL WEEKEND GETAWAY!!! SELLER FINANCING AVAILABLE. .. Access to the ICW for $300 a year!!!HOA is optional!!!! Look no further if you would like to stop dragging your boat on vacation. This well maintained 2 bed 1 bath home is PERFECT!!! There are sheetrock walls in kitchen, living room, hall and bath. Other upgrades, HVAC in 2020, expansion tank in 2022. All furnishing remains. * * * * DON'T LET THIS ONE SLIP BY * * * *

24. 2024-11-25
    status Pending 442-char remark

    Show marketing remark (442 chars)

    PERFECT COASTAL WEEKEND GETAWAY!!! SELLER FINANCING AVAILABLE. .. Access to the ICW for $300 a year!!!HOA is optional!!!! Look no further if you would like to stop dragging your boat on vacation. This well maintained 2 bed 1 bath home is PERFECT!!! There are sheetrock walls in kitchen, living room, hall and bath. Other upgrades, HVAC in 2020, expansion tank in 2022. All furnishing remains. * * * * DON'T LET THIS ONE SLIP BY * * * *

25. 2024-06-11
    listed $131,900 Active 442-char remark

    Show marketing remark (442 chars)

    PERFECT COASTAL WEEKEND GETAWAY!!! SELLER FINANCING AVAILABLE. .. Access to the ICW for $300 a year!!!HOA is optional!!!! Look no further if you would like to stop dragging your boat on vacation. This well maintained 2 bed 1 bath home is PERFECT!!! There are sheetrock walls in kitchen, living room, hall and bath. Other upgrades, HVAC in 2020, expansion tank in 2022. All furnishing remains. * * * * DON'T LET THIS ONE SLIP BY * * * *

26. 2023-08-29
    soldstatus $100,000 Closed
27. 2023-08-29
    soldstatus $100,000
28. 2023-08-04
    status Pending
29. 2023-07-24
    listed $110,000 Active
30. 2016-06-30
    soldstatus $35,000
31. 2015-02-03
    listed $40,000
32. 1990-09-01
    soldstatus $6,000

ⓘ 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 ≥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: $18,978
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − HOA: −$300
• − Depreciation: −$4,218
• Taxable income: $401
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $2,572/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

+2316.7% since first listed

16 events — show timeline

• 2026-01-28 Price Changed $145,000 Hive MLS
• 2025-08-29 Price Changed $159,000 Hive MLS
• 2025-07-29 Listed $167,000 Hive MLS
• 2025-07-22 Listing Removed — Hive MLS
• 2025-07-02 Listed $169,000 Hive MLS
• 2024-12-09 Sold (Public Records) $120,000 Public Records
• 2024-12-09 Sold (MLS) $120,000 Hive MLS
• 2024-11-25 Pending — Hive MLS
• 2024-06-11 Listed $131,900 Hive MLS
• 2023-08-29 Sold (Public Records) $100,000 Public Records
• 2023-08-29 Sold (MLS) $100,000 Hive MLS
• 2023-08-04 Pending — Hive MLS
• 2023-07-24 Listed $110,000 Hive MLS
• 2016-06-30 Sold (MLS) $35,000 Hive MLS
• 2015-02-03 Listed $40,000 Hive MLS
• 1990-09-01 Sold (Public Records) $6,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $144 · -2.3% YoY. Source: county tax records.