810 Dogwood Dr · Sunset Beach, NC 28468

$155,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 271 Days on market

Built 1981 9,148 sqft lot Est $140k · 11% 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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +4.6/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ABSOLUTELY ADORABLE BEACH HOUSE WITH NO HOA!! NICELY UPDATED THROUGHOUT! NEW LVP FLOORING, FRESH PAINT AND ALL NEW KITCHEN CABINETS AND TOPS! LUXURIOUS DEEP TUB/SHOWER COMBO! NEWLY ADDED PLUMBING /ELECTRICAL FOR STACKABLE WASHER/DRYER! SPACIOUS LINEN CLOSET IN THE HALLWAY! ENJOY THE BREEZE ON THE OUTSIDE, SCREENED IN PORCH! CUSTOM OUTDOOR TABLE WITH SINK FOR CLEANING FISH OR SHELLS! GORGEOUS LANDSCAPING WITH PALM TREES! JUST AROUND THE CORNER FROM THE BOAT RAMP ON THE INTRACOASTAL WATERWAY! CLOSE TO SHOPPING, RESTAURANTS AND JUST A FEW MILES TO THE BEAUTIFUL SUNSET BEACH! TAKE A GOLF CART RIDE TO THE BEACH FOR A FAMILY DAY OR AN EVENING ENJOYING THE SUNSET! THIS IS THE PERFECT BEACH HOUSE AND/OR INVESTMENT PROPERTY FOR YOU AND YOUR FAMILY TO ENJOY YEAR ROUND!

Key facts

• Screened-in porch
• Boat launch
• 9,148 sq ft lot

Tags

• SCREENED-IN PORCH
• BOAT LAUNCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/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 $149k (4.1% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.3% in Sunset 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 66/100 on livability (#257 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B+, cost of living B; Watch: health & safety D, amenities F, commute 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: Jessie Mae Monroe Elementary (math 43% / reading 41%, grade F, #633 of 1,410 statewide, top 48%, 394 students, 99% FRL); Shallotte Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 674 students, 100% 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: 362 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 271 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $139,776
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
838 Dogwood Dr	0.16mi	2/2.0	720 (+7%)	20mo	$150,000	$208	60

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,762
• Equity at exit: $23,111

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $13,228
• Equity at exit: $13,402

Cash invested: $43,400 (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 28468

• Active inventory: 362
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $258

Break-even live

Break-even rent $1,160

Max offer price $155,000

Occupancy floor 78%

Sensitivity live

Price	-10% $346	-5% $302	+0% $258	+5% $214	+10% $170
Rent	-10% $140	-5% $199	+0% $258	+5% $317	+10% $375
Rate	-1.0pp $336	-0.5pp $297	base $258	+0.5pp $218	+1.0pp $177

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1407 Sunset Creek Way Ocean Isle Beach, NC	1.0–2.0	1.0–2.0	872	$1,535	$1.76	15d	25	0.81mi

Listing history 21 events

1. 2025-12-11
   status Pending
2. 2025-10-27
   status Pending
3. 2025-08-18
   price $155,000
4. 2025-07-23
   price $159,000
5. 2025-01-29
   listed $169,000 Active
6. 2025-01-28
   historical $1,300
7. 2025-01-15
   listed $1,300
8. 2024-01-30
   soldstatus $166,000 Closed 773-char remark

   Show marketing remark (773 chars)

   ABSOLUTELY ADORABLE BEACH HOUSE WITH NO HOA!! NICELY UPDATED THROUGHOUT! NEW LVP FLOORING, FRESH PAINT AND ALL NEW KITCHEN CABINETS AND TOPS! LUXURIOUS DEEP TUB/SHOWER COMBO! NEWLY ADDED PLUMBING /ELECTRICAL FOR STACKABLE WASHER/DRYER! SPACIOUS LINEN CLOSET IN THE HALLWAY! ENJOY THE BREEZE ON THE OUTSIDE, SCREENED IN PORCH! CUSTOM OUTDOOR TABLE WITH SINK FOR CLEANING FISH OR SHELLS! GORGEOUS LANDSCAPING WITH PALM TREES! JUST AROUND THE CORNER FROM THE BOAT RAMP ON THE INTRACOASTAL WATERWAY! CLOSE TO SHOPPING, RESTAURANTS AND JUST A FEW MILES TO THE BEAUTIFUL SUNSET BEACH! TAKE A GOLF CART RIDE TO THE BEACH FOR A FAMILY DAY OR AN EVENING ENJOYING THE SUNSET! THIS IS THE PERFECT BEACH HOUSE AND/OR INVESTMENT PROPERTY FOR YOU AND YOUR FAMILY TO ENJOY YEAR ROUND!

9. 2024-01-30
   soldstatus $166,000

   Show marketing remark (773 chars)

   ABSOLUTELY ADORABLE BEACH HOUSE WITH NO HOA!! NICELY UPDATED THROUGHOUT! NEW LVP FLOORING, FRESH PAINT AND ALL NEW KITCHEN CABINETS AND TOPS! LUXURIOUS DEEP TUB/SHOWER COMBO! NEWLY ADDED PLUMBING /ELECTRICAL FOR STACKABLE WASHER/DRYER! SPACIOUS LINEN CLOSET IN THE HALLWAY! ENJOY THE BREEZE ON THE OUTSIDE, SCREENED IN PORCH! CUSTOM OUTDOOR TABLE WITH SINK FOR CLEANING FISH OR SHELLS! GORGEOUS LANDSCAPING WITH PALM TREES! JUST AROUND THE CORNER FROM THE BOAT RAMP ON THE INTRACOASTAL WATERWAY! CLOSE TO SHOPPING, RESTAURANTS AND JUST A FEW MILES TO THE BEAUTIFUL SUNSET BEACH! TAKE A GOLF CART RIDE TO THE BEACH FOR A FAMILY DAY OR AN EVENING ENJOYING THE SUNSET! THIS IS THE PERFECT BEACH HOUSE AND/OR INVESTMENT PROPERTY FOR YOU AND YOUR FAMILY TO ENJOY YEAR ROUND!

10. 2023-08-28
    status Pending 773-char remark

    Show marketing remark (773 chars)

    ABSOLUTELY ADORABLE BEACH HOUSE WITH NO HOA!! NICELY UPDATED THROUGHOUT! NEW LVP FLOORING, FRESH PAINT AND ALL NEW KITCHEN CABINETS AND TOPS! LUXURIOUS DEEP TUB/SHOWER COMBO! NEWLY ADDED PLUMBING /ELECTRICAL FOR STACKABLE WASHER/DRYER! SPACIOUS LINEN CLOSET IN THE HALLWAY! ENJOY THE BREEZE ON THE OUTSIDE, SCREENED IN PORCH! CUSTOM OUTDOOR TABLE WITH SINK FOR CLEANING FISH OR SHELLS! GORGEOUS LANDSCAPING WITH PALM TREES! JUST AROUND THE CORNER FROM THE BOAT RAMP ON THE INTRACOASTAL WATERWAY! CLOSE TO SHOPPING, RESTAURANTS AND JUST A FEW MILES TO THE BEAUTIFUL SUNSET BEACH! TAKE A GOLF CART RIDE TO THE BEACH FOR A FAMILY DAY OR AN EVENING ENJOYING THE SUNSET! THIS IS THE PERFECT BEACH HOUSE AND/OR INVESTMENT PROPERTY FOR YOU AND YOUR FAMILY TO ENJOY YEAR ROUND!

11. 2023-07-15
    listed $167,900 Active 773-char remark

    Show marketing remark (773 chars)

    ABSOLUTELY ADORABLE BEACH HOUSE WITH NO HOA!! NICELY UPDATED THROUGHOUT! NEW LVP FLOORING, FRESH PAINT AND ALL NEW KITCHEN CABINETS AND TOPS! LUXURIOUS DEEP TUB/SHOWER COMBO! NEWLY ADDED PLUMBING /ELECTRICAL FOR STACKABLE WASHER/DRYER! SPACIOUS LINEN CLOSET IN THE HALLWAY! ENJOY THE BREEZE ON THE OUTSIDE, SCREENED IN PORCH! CUSTOM OUTDOOR TABLE WITH SINK FOR CLEANING FISH OR SHELLS! GORGEOUS LANDSCAPING WITH PALM TREES! JUST AROUND THE CORNER FROM THE BOAT RAMP ON THE INTRACOASTAL WATERWAY! CLOSE TO SHOPPING, RESTAURANTS AND JUST A FEW MILES TO THE BEAUTIFUL SUNSET BEACH! TAKE A GOLF CART RIDE TO THE BEACH FOR A FAMILY DAY OR AN EVENING ENJOYING THE SUNSET! THIS IS THE PERFECT BEACH HOUSE AND/OR INVESTMENT PROPERTY FOR YOU AND YOUR FAMILY TO ENJOY YEAR ROUND!

12. 2023-05-11
    soldstatus $93,000 Closed 628-char remark

    Show marketing remark (628 chars)

    HANDYMAN SPECIAL! Are you looking for an affordable beach getaway where sweat equity will pay off in a big way? Look no further than this 2-bedroom, 1-bathroom home with land in Sunset Beach, NC! It's located in a low risk flood zone just steps to the waterway on a high lot in Seaside Plantation surrounded by mature trees. Beach more your thing? It's just a short drive to Sunset Beach AND Ocean Isle Beach! The interior is light and bright, and ready for you to make it your own. .. and with no HOA fees, it's easy to do just that! Conveniently located within blocks to a grocery store, drug stores, shopping and restaurants!

13. 2023-05-09
    soldstatus $93,000
14. 2023-04-15
    status Pending 628-char remark

    Show marketing remark (628 chars)

    HANDYMAN SPECIAL! Are you looking for an affordable beach getaway where sweat equity will pay off in a big way? Look no further than this 2-bedroom, 1-bathroom home with land in Sunset Beach, NC! It's located in a low risk flood zone just steps to the waterway on a high lot in Seaside Plantation surrounded by mature trees. Beach more your thing? It's just a short drive to Sunset Beach AND Ocean Isle Beach! The interior is light and bright, and ready for you to make it your own. .. and with no HOA fees, it's easy to do just that! Conveniently located within blocks to a grocery store, drug stores, shopping and restaurants!

15. 2023-04-04
    listed $99,400 Active 628-char remark

    Show marketing remark (628 chars)

    HANDYMAN SPECIAL! Are you looking for an affordable beach getaway where sweat equity will pay off in a big way? Look no further than this 2-bedroom, 1-bathroom home with land in Sunset Beach, NC! It's located in a low risk flood zone just steps to the waterway on a high lot in Seaside Plantation surrounded by mature trees. Beach more your thing? It's just a short drive to Sunset Beach AND Ocean Isle Beach! The interior is light and bright, and ready for you to make it your own. .. and with no HOA fees, it's easy to do just that! Conveniently located within blocks to a grocery store, drug stores, shopping and restaurants!

16. 2021-06-14
    historical
17. 2021-06-07
    listed $89,000
18. 2021-05-03
    historical
19. 2020-08-31
    listed $89,900
20. 2002-08-01
    soldstatus $36,500
21. 2001-11-10
    listed $39,900

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$799/yr (+$67/mo · 169.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,843
• − Mortgage interest: −$8,682
• − Property taxes: −$472
• − Insurance: −$775
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$4,509
• Taxable income: $550
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $2,963/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 — Sunset Beach

• Score: 66/100
• State rank: #257
• US rank: #11344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunset Beach, NC
• County: Brunswick County · 131,536 people
• City population: 5,154
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 5,154
• Household income: $83,358
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 80.0

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 (88%)
• Race & ethnicity: White 88% Black 5% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Serbian 4% Lithuanian 4% Slovak 4%
• Foreign-born: 4% · Canada, China
• Languages at home: 97% English-only · French/Haitian/Cajun 1% 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: ▼ -259.35%
• Current HPI: 124.6475
• 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

+288.5% since first listed

21 events — show timeline

• 2025-12-11 Pending — Hive MLS
• 2025-10-27 Pending — Hive MLS
• 2025-08-18 Price Changed $155,000 Hive MLS
• 2025-07-23 Price Changed $159,000 Hive MLS
• 2025-01-29 Listed $169,000 Hive MLS
• 2025-01-28 Rental Removed $1,300 APPFOLIO
• 2025-01-15 Listed for Rent $1,300 APPFOLIO
• 2024-01-30 Sold (Public Records) $166,000 Public Records
• 2024-01-30 Sold (MLS) $166,000 Hive MLS
• 2023-08-28 Pending — Hive MLS
• 2023-07-15 Listed $167,900 Hive MLS
• 2023-05-11 Sold (MLS) $93,000 Hive MLS
• 2023-05-09 Sold (Public Records) $93,000 Public Records
• 2023-04-15 Pending — Hive MLS
• 2023-04-04 Listed $99,400 Hive MLS
• 2021-06-14 Listing Removed — Hive MLS
• 2021-06-07 Listed $89,000 Hive MLS
• 2021-05-03 Listing Removed — Hive MLS
• 2020-08-31 Listed $89,900 Hive MLS
• 2002-08-01 Sold (MLS) $36,500 CCAR
• 2001-11-10 Listed $39,900 CCAR

Property tax history

+6.0%/yr

Latest (2025): $472 · +0.0% YoY. Source: county tax records.