2168 Grande Palms Trl SE · Bolivia, NC 28422

$265,000

3 bd · 2.0 ba · 1,298 sqft · SingleFamily public records · 38 Days on market

Built 2024 0.25 ac lot Est $243k · 9% over $32/mo HOA · 2% of rent

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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 +14.1/30.0
• DSCR +4.3/10.0
• Schools +3.9/10.0
• ARV discount +3.4/15.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2168 Grand Palm Trail in beautiful Bolivia, North Carolina -- a beautifully maintained home that blends comfort, style, and outdoor living. Inside, you'll find upgraded luxury vinyl plank flooring that adds both durability and modern appeal throughout the living spaces. The home's professional landscaping creates stunning curb appeal and a welcoming first impression, while the backyard is designed for relaxing and entertaining with a custom patio paver firepit area perfect for enjoying evenings with family and friends. Whether you're hosting gatherings or simply unwinding outdoors, this home offers the ideal balance of indoor comfort and outdoor charm in a peaceful coastal commun

Key facts

• 0.25 acre lot
• Built 2024
• Listed 38 days

Tags

• PROFESSIONAL LANDSCAPING

Property features AI

Finance

• Other: Zoning: Co-R-7500
• HOA & community: Homeowners association with annual fee of $384 (approximately $32/month); HOA services include grounds maintenance and management

Exterior

• Parking: Concrete off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Water available; Electric service available
• Home design: Single-family residence; One-level / one story; Entry level: 1; Vinyl siding and frame construction
• Construction: Built with vinyl siding and frame; Shingle roof; Slab foundation; Estimated year built data not provided
• Exterior features: Patio; Porch; Has view; Paved road access; Private road frontage; Street lights in the community

Interior

• Kitchen: Electric oven; Dishwasher; Microwave; Garbage disposal
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Walk-in closet(s); Insulated windows; Smoke detector(s); Accessible full bathroom; Energy-efficient lighting and thermostat
• Laundry & utility: Washer hookup; Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $37 ($439/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (21.1% below list).
• Recommended offer: $209k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.5% in Bolivia — 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 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: 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); South Brunswick High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 1,172 students, 100% FRL) — zoned schools average 99% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 575 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 36% of the median local income ($69k/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 $8k 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 38 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $209,055 (21.1% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 21% 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. 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: 0.79% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $242,726
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4024 Cypress Forest Way	0.11mi	3/2.0	1,256 (-3%)	3mo	$235,100	$187	87
2218 Brookstone Dr	0.16mi	3/2.0	1,300 (+0%)	8mo	$242,000	$186	86
4012 Cypress Forest Way SE Lot 25	0.09mi	3/2.0	1,256 (-3%)	11mo	$225,000	$179	82
4020 Cypress Forest Way SE Lot 23	0.09mi	3/2.0	1,256 (-3%)	13mo	$229,999	$183	79
4024 Cypress Forest Way SE Lot 22	0.10mi	3/2.0	1,256 (-3%)	15mo	$230,000	$183	78
4009 Cypress Forest Way SE Lot 12	0.13mi	3/2.0	1,256 (-3%)	13mo	$235,490	$187	77
4032 Cypress Forest Way SE Lot 20	0.13mi	3/2.0	1,256 (-3%)	15mo	$235,990	$188	76
4052 Cypress Forest Way SE Lot 15	0.15mi	3/2.0	1,256 (-3%)	15mo	$224,999	$179	75
4048 Cypress Forest Way SE Lot 16	0.16mi	3/2.0	1,256 (-3%)	15mo	$229,999	$183	75
2129 Grande Palms Trl Lot 92	0.13mi	3/2.0	1,182 (-9%)	11mo	$230,000	$195	70
2165 Grande Palms Trl Lot 83	0.13mi	3/2.0	1,182 (-9%)	15mo	$229,999	$195	66
2307 Dc Mace Trl SE	0.24mi	3/2.0	1,477 (+14%)	15mo	$282,000	$191	54

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-40,712
• Equity at exit: $39,512

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-32,862
• Equity at exit: $22,912

Cash invested: $74,200 (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 28422

• Home prices YoY: -23.8%
• Active inventory: 575
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$110
• HOA: −$32
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $37

Break-even live

Break-even rent $2,044

Max offer price $265,000

Occupancy floor 93%

Sensitivity live

Price	-10% $187	-5% $112	+0% $37	+5% $-38	+10% $-113
Rent	-10% $-129	-5% $-46	+0% $37	+5% $119	+10% $202
Rate	-1.0pp $170	-0.5pp $104	base $37	+0.5pp $-32	+1.0pp $-102

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2157 Grande Palms Trl SE Bolivia, NC	3.0	2.0	1256	$1,850	$1.47	25d	1	0.07mi
4024 Cypress Forest Way Bolivia, NC	3.0	2.0	1256	$1,700	$1.35	25d	1	0.10mi
2537 Provence Dr SE Bolivia, NC	4.0	2.0	1607	$1,895	$1.18	25d	1	0.36mi
2617 Provence Dr SE Bolivia, NC	4.0	2.0	1776	$1,920	$1.08	25d	1	0.51mi
756 Pantego Blvd SE Bolivia, NC	3.0	2.0	1506	$2,100	$1.39	25d	1	0.55mi
2502 Kenton Ct SE Bolivia, NC	4.0	2.0	1601	$1,895	$1.18	25d	1	0.59mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: landscaping

Listing history 18 events

1. 2026-06-22
   days on market $265,000 Active 38 DOM
2. 2026-06-18
   days on market $265,000 Active 35 DOM
3. 2026-06-17
   days on market $265,000 Active 34 DOM
4. 2026-06-16
   days on market $265,000 Active 33 DOM
5. 2026-06-15
   days on market $265,000 Active 32 DOM
6. 2026-06-14
   days on market $265,000 Active 30 DOM
7. 2026-06-13
   days on market $265,000 Active 29 DOM
8. 2026-06-10
   days on market $265,000 Active 27 DOM
9. 2026-06-09
   days on market $265,000 Active 26 DOM
10. 2026-06-08
    days on market $265,000 Active 25 DOM
11. 2026-06-07
    days on market $265,000 Active 24 DOM
12. 2026-06-05
    days on market $265,000 Active 21 DOM
13. 2026-06-03
    days on market $265,000 Active 20 DOM
14. 2026-06-02
    days on market $265,000 Active 19 DOM
15. 2026-06-01
    days on market $265,000 Active 18 DOM
16. 2026-05-31
    days on market $265,000 Active 17 DOM
17. 2026-05-30
    days on market $265,000 Active 16 DOM
18. 2026-05-14
    listed $265,000 Active

ⓘ 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: $994 · $83/mo
• Projected year-2 tax: $2,173 · $181/mo
• Expected delta: +$1,179/yr (+$98/mo · 118.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 19 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: $25,087
• − Mortgage interest: −$14,844
• − Property taxes: −$994
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − HOA: −$384
• − Depreciation: −$7,709
• Taxable loss: −$4,183
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $1,443/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 — 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 · 131,536 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
• Severe rent burden: 243.0

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 (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%

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

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

1 event — show timeline

• 2026-05-14 Listed $265,000 Hive MLS

Property tax history

+380.4%/yr

Latest (2025): $994 · +380.4% YoY. Source: county tax records.