61 Saxon Ct · Murrells Inlet, SC 29576

$195,000

3 bd · 2.0 ba · 1,743 sqft · Manufactured · 53 Days on market

Built 2012 Fair condition Est $139k · 40% over

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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 +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brookgreen Gardens, oceanfront Huntington Beach State Park, Murrells Inlet Marsh Walk, Pawleys Island along with peace of mind knowing just outside the back door of your property you border Brookgreen Gardens and out your front door you will enjoy views of a tranquil lake. You could not ask for better neighbors! This well loved must see home is located in the sought after 55+ Inlet Oaks community. Pool, active clubhouse & storage for boats, trailers & RVs available to residents. The moment you pull into the driveway you will fall in love. Owner added a deck and walkway with beautiful landscape that leads to a 2 story storage/workshop space that is definitely a bonus along with the side covered porch where you will enjoy spending time relaxing with family & friends. Inside this lovely home you will find a formal dining area plus a spacious eat in kitchen with a center island, recessed lights, pull outs in the cabinetry, pantry, apron sink, fan, plantation shutters, microwave, range, dishwasher, refrigerator. Just off the kitchen is a laundry room that includes washer/dryer, 2nd refrigerator, cabinets & door to rear exterior. The spacious master suite with walk in closet is impressive & master bath has a double vanity, glass enclosed shower, linen closet. Two additional bedrooms and guest bath are on the other side of the home and give privacy to the master suite. The large living room has an electric fireplace and doors that lead to a 28 x 10 enclosed all seasons porch that adds additional space to this large home. Seller also replaced the heating & air March 2022! Do not hesitate call today to schedule an appointment to see this home. Square footage is approximate and not guaranteed. Buyer is responsible for verification.

Key facts

• Covered deck
• Overlooking a pond
• Wooded lot

Tags

• COVERED DECK
• ENCLOSED PORCH
• DETACHED WORKSHOP
• PRIVATE STREET
• OVERLOOKING A POND
• WOODED LOT

Property features AI

Finance

• Other: Zoned PD; Community outdoor pool
• Financial info: Has land lease with monthly fee
• HOA & community: Monthly association fee; Association covers management, common areas, insurance, grounds maintenance, recreation facilities, security, and trash; Community amenities include clubhouse, pool, recreation area; golf carts allowed; Senior community

Exterior

• Parking: Driveway; Parking for 4 vehicles
• Security: Smoke detectors; Security service
• Utilities: Electricity available; Public water; Sewer available
• Home design: Double wide body type; Resale property; Builder model: Destiny
• Construction: Crawlspace foundation
• Exterior features: Deck; Front porch; Screened porch; Porch; Storage

Interior

• Kitchen: Kitchen island; Solid surface counters; Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Primary bedroom on main level; Additional bedroom on main level; Bedrooms feature ceiling fan(s) and walk-in closet(s)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Primary bath with dual sinks and separate shower
• Heating & cooling: Electric heating
• Interior features: Ceiling fans; Dual sinks; Fireplace; Main-level primary bedroom; Split bedroom layout; Separate shower; Vanity; Walk-in closets; Window treatments; Kitchen island; Solid surface counters; Workshop; Unfurnished
• Laundry & utility: Washer hookup; Dryer included; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.2% in Murrells Inlet — 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 76/100 on livability (#25 in SC, #3,720 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 287 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($71k/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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.07% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $139,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Moultrie Ct	0.25mi	3/2.0	1,750 (+0%)	8mo	$140,000	$80	81

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 · 4.66% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-8,418
• Equity at exit: $29,075

10-year hold

• IRR: 7.5%
• Equity multiple: 1.61×
• Total profit: $33,126
• Equity at exit: $16,860

Cash invested: $54,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29576

• Home prices YoY: -18.8%
• Rents YoY: 4.7%
• Active inventory: 287
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,095 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $308

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 80%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Muddy Bay Dr Murrells Inlet, SC	2.0–3.0	2.0	1095	$2,116	$1.93	14d	13	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $195,000 Active 53 DOM
2. 2026-06-17
   days on market $195,000 Active 52 DOM
3. 2026-06-16
   days on market $195,000 Active 51 DOM
4. 2026-06-15
   days on market $195,000 Active 50 DOM
5. 2026-06-14
   days on market $195,000 Active 48 DOM
6. 2026-06-10
   days on market $195,000 Active 45 DOM
7. 2026-06-09
   days on market $195,000 Active 44 DOM
8. 2026-06-08
   days on market $195,000 Active 43 DOM
9. 2026-06-07
   days on market $195,000 Active 42 DOM
10. 2026-06-03
    days on market $195,000 Active 38 DOM
11. 2026-06-02
    days on market $195,000 Active 37 DOM
12. 2026-06-01
    days on market $195,000 Active 36 DOM
13. 2026-05-31
    days on market $195,000 Active 35 DOM
14. 2026-05-30
    days on market $195,000 Active 34 DOM
15. 2026-05-19
    price $195,000
16. 2026-04-26
    listed $199,000 Active
17. 2026-03-11
    historical
18. 2026-01-16
    price $204,900
19. 2025-12-08
    price $214,900
20. 2025-10-25
    listed $218,500 Active
21. 2022-05-31
    soldstatus $179,900 Closed 1787-char remark

    Show marketing remark (1787 chars)

    Brookgreen Gardens, oceanfront Huntington Beach State Park, Murrells Inlet Marsh Walk, Pawleys Island along with peace of mind knowing just outside the back door of your property you border Brookgreen Gardens and out your front door you will enjoy views of a tranquil lake. You could not ask for better neighbors! This well loved must see home is located in the sought after 55+ Inlet Oaks community. Pool, active clubhouse & storage for boats, trailers & RVs available to residents. The moment you pull into the driveway you will fall in love. Owner added a deck and walkway with beautiful landscape that leads to a 2 story storage/workshop space that is definitely a bonus along with the side covered porch where you will enjoy spending time relaxing with family & friends. Inside this lovely home you will find a formal dining area plus a spacious eat in kitchen with a center island, recessed lights, pull outs in the cabinetry, pantry, apron sink, fan, plantation shutters, microwave, range, dishwasher, refrigerator. Just off the kitchen is a laundry room that includes washer/dryer, 2nd refrigerator, cabinets & door to rear exterior. The spacious master suite with walk in closet is impressive & master bath has a double vanity, glass enclosed shower, linen closet. Two additional bedrooms and guest bath are on the other side of the home and give privacy to the master suite. The large living room has an electric fireplace and doors that lead to a 28 x 10 enclosed all seasons porch that adds additional space to this large home. Seller also replaced the heating & air March 2022! Do not hesitate call today to schedule an appointment to see this home. Square footage is approximate and not guaranteed. Buyer is responsible for verification.

22. 2022-04-02
    historical Active Under Contract 1787-char remark

    Show marketing remark (1787 chars)

    Brookgreen Gardens, oceanfront Huntington Beach State Park, Murrells Inlet Marsh Walk, Pawleys Island along with peace of mind knowing just outside the back door of your property you border Brookgreen Gardens and out your front door you will enjoy views of a tranquil lake. You could not ask for better neighbors! This well loved must see home is located in the sought after 55+ Inlet Oaks community. Pool, active clubhouse & storage for boats, trailers & RVs available to residents. The moment you pull into the driveway you will fall in love. Owner added a deck and walkway with beautiful landscape that leads to a 2 story storage/workshop space that is definitely a bonus along with the side covered porch where you will enjoy spending time relaxing with family & friends. Inside this lovely home you will find a formal dining area plus a spacious eat in kitchen with a center island, recessed lights, pull outs in the cabinetry, pantry, apron sink, fan, plantation shutters, microwave, range, dishwasher, refrigerator. Just off the kitchen is a laundry room that includes washer/dryer, 2nd refrigerator, cabinets & door to rear exterior. The spacious master suite with walk in closet is impressive & master bath has a double vanity, glass enclosed shower, linen closet. Two additional bedrooms and guest bath are on the other side of the home and give privacy to the master suite. The large living room has an electric fireplace and doors that lead to a 28 x 10 enclosed all seasons porch that adds additional space to this large home. Seller also replaced the heating & air March 2022! Do not hesitate call today to schedule an appointment to see this home. Square footage is approximate and not guaranteed. Buyer is responsible for verification.

23. 2022-04-01
    listed $179,900 Active 1787-char remark

    Show marketing remark (1787 chars)

    Brookgreen Gardens, oceanfront Huntington Beach State Park, Murrells Inlet Marsh Walk, Pawleys Island along with peace of mind knowing just outside the back door of your property you border Brookgreen Gardens and out your front door you will enjoy views of a tranquil lake. You could not ask for better neighbors! This well loved must see home is located in the sought after 55+ Inlet Oaks community. Pool, active clubhouse & storage for boats, trailers & RVs available to residents. The moment you pull into the driveway you will fall in love. Owner added a deck and walkway with beautiful landscape that leads to a 2 story storage/workshop space that is definitely a bonus along with the side covered porch where you will enjoy spending time relaxing with family & friends. Inside this lovely home you will find a formal dining area plus a spacious eat in kitchen with a center island, recessed lights, pull outs in the cabinetry, pantry, apron sink, fan, plantation shutters, microwave, range, dishwasher, refrigerator. Just off the kitchen is a laundry room that includes washer/dryer, 2nd refrigerator, cabinets & door to rear exterior. The spacious master suite with walk in closet is impressive & master bath has a double vanity, glass enclosed shower, linen closet. Two additional bedrooms and guest bath are on the other side of the home and give privacy to the master suite. The large living room has an electric fireplace and doors that lead to a 28 x 10 enclosed all seasons porch that adds additional space to this large home. Seller also replaced the heating & air March 2022! Do not hesitate call today to schedule an appointment to see this home. Square footage is approximate and not guaranteed. Buyer is responsible for verification.

ⓘ 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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,142
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$5,673
• Taxable income: $624
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $3,542/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 · 12 photos

Fair 45/100 Moderate rehab

This home, built in 2012, offers a good starting point for a moderate renovation. With some updates, it can significantly increase its value for both resale and rental.

Repairs flagged

• Minor Deck — Some wear visible
• Minor Porch — Some wear visible
• Minor Workshop — Some clutter visible

Value-add opportunities

• Resale Paint exterior — Fresh paint can enhance curb appeal
• Resale Clean windows — Clean windows can make the home appear more inviting
• Both Replace worn deck and porch — Fresh deck and porch can improve both resale and rental value
• Rental Organize workshop — A tidy workshop can attract renters looking for a home with extra storage

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · Some wear visible	Minor	$500–3,000
Porch · Some wear visible	Minor	$500–3,000
Workshop · Some clutter visible	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint can enhance curb appeal ↑
• Resale Clean windows — Clean windows can make the home appear more inviting ↑
• Both Replace worn deck and porch — Fresh deck and porch can improve both resale and rental value ↑
• Rental Organize workshop — A tidy workshop can attract renters looking for a home with extra storage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Murrells Inlet

• Score: 76/100
• State rank: #25
• US rank: #3720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrells Inlet, SC
• County: Horry County · 356,152 people
• City population: 34,695
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 34,695
• Household income: $70,691
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 309.0

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Black 3% Two or more races 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 3% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.53%
• Current HPI: 248.5102
• Rent YoY: ▲ 4.66%
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+8.4% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $195,000 CCAR
• 2026-04-26 Listed $199,000 CCAR
• 2026-03-11 Listing Removed — CCAR
• 2026-01-16 Price Changed $204,900 CCAR
• 2025-12-08 Price Changed $214,900 CCAR
• 2025-10-25 Listed $218,500 CCAR
• 2022-05-31 Sold (MLS) $179,900 CCAR
• 2022-04-02 Contingent — CCAR
• 2022-04-01 Listed $179,900 CCAR