101 Shamrock Dr SW · Sunset Beach, NC 28468

$245,000

3 bd · 2.0 ba · 1,007 sqft · SingleFamily public records · 240 Days on market

Built 2020 10,454 sqft lot Est $210k · 16% over $11/mo HOA · 1% of rent ↓ 23% since listing

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Why this score? — see what drove the F 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 +14.4/30.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming "dollhouse" that's only 5 years young! This delightful 3 bedroom, 2 bath home features an attached 1-car garage and sits on a spacious lot with a huge backyard offering endless possibilities. Conveniently located near the area's schools, shopping, beaches, golf, and dining. An affordable opportunity to own your piece of the beach lifestyle! This home can be the perfect primary residence, vacation getaway, or investment property!

Key facts

• Near schools
• Attached garage
• Near shopping

Tags

• HUGE BACKYARD
• SPACIOUS LOT
• ATTACHED GARAGE
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR BEACHES

Property features AI

Finance

• Other: Subdivision: Planters Green
• HOA & community: Homeowners association with an annual fee of $135 (about $11.25/month)

Exterior

• Parking: Attached garage with garage door opener (1 garage space); 2 open parking spaces; Paved parking
• Utilities: Public water; Sewer connected; Water connected; Electric service
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding; Composition roof; Slab foundation; Built on one level
• Exterior features: No patio or porch; No fencing; Paved road frontage on a private road

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Microwave; Electric water heater
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Ceiling fans; Window coverings; No fireplace
• Laundry & utility: Washer and dryer (appliances included); Washer hookup in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-16 ($-197/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (21.4% below list).
• Recommended offer: $193k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 358 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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 240 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $192,581 (21.4% 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 240 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $210,463
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 Shamrock Dr SW	0.10mi	3/2.0	1,016 (+1%)	15mo	$212,000	$209	82
430 Ladyfish Loop NW Lot 52 Pearce	0.66mi	3/2.0	1,046 (+4%)	16mo	$200,000	$191	49
458 Ladyfish Loop NW Lot 59 Lookout	0.66mi	3/2.0	1,087 (+8%)	16mo	$231,000	$213	42

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-40,813
• Equity at exit: $36,530

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-37,156
• Equity at exit: $21,183

Cash invested: $68,600 (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 28468

• Active inventory: 358
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,926 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$73 /mo · $882/yr
• Insurance: −$102
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$11
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-16

Break-even live

Break-even rent $1,947

Max offer price $242,098

Occupancy floor 96%

Sensitivity live

Price	-10% $122	-5% $53	+0% $-16	+5% $-86	+10% $-155
Rent	-10% $-169	-5% $-92	+0% $-16	+5% $60	+10% $136
Rate	-1.0pp $107	-0.5pp $46	base $-16	+0.5pp $-80	+1.0pp $-144

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 28 events

1. 2026-06-22
   days on market $245,000 Active 240 DOM
2. 2026-06-18
   days on market $245,000 Active 237 DOM
3. 2026-06-17
   days on market $245,000 Active 236 DOM
4. 2026-06-16
   days on market $245,000 Active 235 DOM
5. 2026-06-15
   days on market $245,000 Active 234 DOM
6. 2026-06-14
   days on market $245,000 Active 232 DOM
7. 2026-06-13
   days on market $245,000 Active 231 DOM
8. 2026-06-10
   days on market $245,000 Active 229 DOM
9. 2026-06-09
   days on market $245,000 Active 228 DOM
10. 2026-06-08
    days on market $245,000 Active 227 DOM
11. 2026-06-07
    days on market $245,000 Active 226 DOM
12. 2026-06-05
    days on market $245,000 Active 223 DOM
13. 2026-06-03
    days on market $245,000 Active 222 DOM
14. 2026-06-02
    days on market $245,000 Active 221 DOM
15. 2026-06-01
    days on market $245,000 Active 220 DOM
16. 2026-05-31
    days on market $245,000 Active 219 DOM
17. 2026-05-30
    days on market $245,000 Active 218 DOM
18. 2026-03-19
    price $245,000 452-char remark

    Show marketing remark (452 chars)

    Charming "dollhouse" that's only 5 years young! This delightful 3 bedroom, 2 bath home features an attached 1-car garage and sits on a spacious lot with a huge backyard offering endless possibilities. Conveniently located near the area's schools, shopping, beaches, golf, and dining. An affordable opportunity to own your piece of the beach lifestyle! This home can be the perfect primary residence, vacation getaway, or investment property!

19. 2025-11-13
    price $245,000
20. 2025-10-24
    listed $259,900 Active 452-char remark

    Show marketing remark (452 chars)

    Charming "dollhouse" that's only 5 years young! This delightful 3 bedroom, 2 bath home features an attached 1-car garage and sits on a spacious lot with a huge backyard offering endless possibilities. Conveniently located near the area's schools, shopping, beaches, golf, and dining. An affordable opportunity to own your piece of the beach lifestyle! This home can be the perfect primary residence, vacation getaway, or investment property!

21. 2025-10-23
    listed $259,900 Active
22. 2022-11-02
    soldstatus $215,000 Closed 1040-char remark

    Show marketing remark (1040 chars)

    Charming 3 bedroom, 2 bath house in the ideal location of Planters Green development offers low maintenance living, and quick and easy access to HWY 17. Enter into the large living room with double windows to allow in plenty of light. The open floor plan also features a kitchen with dishwasher, electric stove and vent hood. There is an area for a bistro table and chairs and bar stools at the kitchen counter. Two guest bedrooms and full bath along with the primary bedroom with it's own en-suite bath and walk-in closet. Outside is almost a . 25 acre lot with plenty of trees. Use your imagination to add your own patio or screened-in porch, to enjoy nature at it's finest. There is a large one car garage with enough room to store your yard equipment. Located just miles from either Sunset Beach or Ocean Isle Beach, there are plenty of golf courses, shopping and restaurants for your convenience. Once you are on the islands, you can fish off the pier or relax in the sand. Make this cute cottage your very own coastal living today.

23. 2022-11-02
    soldstatus $215,000

    Show marketing remark (1040 chars)

    Charming 3 bedroom, 2 bath house in the ideal location of Planters Green development offers low maintenance living, and quick and easy access to HWY 17. Enter into the large living room with double windows to allow in plenty of light. The open floor plan also features a kitchen with dishwasher, electric stove and vent hood. There is an area for a bistro table and chairs and bar stools at the kitchen counter. Two guest bedrooms and full bath along with the primary bedroom with it's own en-suite bath and walk-in closet. Outside is almost a . 25 acre lot with plenty of trees. Use your imagination to add your own patio or screened-in porch, to enjoy nature at it's finest. There is a large one car garage with enough room to store your yard equipment. Located just miles from either Sunset Beach or Ocean Isle Beach, there are plenty of golf courses, shopping and restaurants for your convenience. Once you are on the islands, you can fish off the pier or relax in the sand. Make this cute cottage your very own coastal living today.

24. 2022-10-09
    status Pending 1040-char remark

    Show marketing remark (1040 chars)

    Charming 3 bedroom, 2 bath house in the ideal location of Planters Green development offers low maintenance living, and quick and easy access to HWY 17. Enter into the large living room with double windows to allow in plenty of light. The open floor plan also features a kitchen with dishwasher, electric stove and vent hood. There is an area for a bistro table and chairs and bar stools at the kitchen counter. Two guest bedrooms and full bath along with the primary bedroom with it's own en-suite bath and walk-in closet. Outside is almost a . 25 acre lot with plenty of trees. Use your imagination to add your own patio or screened-in porch, to enjoy nature at it's finest. There is a large one car garage with enough room to store your yard equipment. Located just miles from either Sunset Beach or Ocean Isle Beach, there are plenty of golf courses, shopping and restaurants for your convenience. Once you are on the islands, you can fish off the pier or relax in the sand. Make this cute cottage your very own coastal living today.

25. 2022-09-22
    listed $225,000 Active 1040-char remark

    Show marketing remark (1040 chars)

    Charming 3 bedroom, 2 bath house in the ideal location of Planters Green development offers low maintenance living, and quick and easy access to HWY 17. Enter into the large living room with double windows to allow in plenty of light. The open floor plan also features a kitchen with dishwasher, electric stove and vent hood. There is an area for a bistro table and chairs and bar stools at the kitchen counter. Two guest bedrooms and full bath along with the primary bedroom with it's own en-suite bath and walk-in closet. Outside is almost a . 25 acre lot with plenty of trees. Use your imagination to add your own patio or screened-in porch, to enjoy nature at it's finest. There is a large one car garage with enough room to store your yard equipment. Located just miles from either Sunset Beach or Ocean Isle Beach, there are plenty of golf courses, shopping and restaurants for your convenience. Once you are on the islands, you can fish off the pier or relax in the sand. Make this cute cottage your very own coastal living today.

26. 2020-07-24
    soldstatus $134,990
27. 2020-07-24
    listed $135,990
28. 2019-12-04
    soldstatus $320,000

ⓘ 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: $882 · $73/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$1,127/yr (+$94/mo · 127.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $23,110
• − Mortgage interest: −$13,724
• − Property taxes: −$882
• − Insurance: −$2,022
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − HOA: −$132
• − Depreciation: −$7,127
• Taxable loss: −$4,475
• Est. tax savings @ 24.0%: +$1,074
• After-tax cash flow: $877/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

• 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

-23.4% since first listed

11 events — show timeline

• 2026-03-19 Price Changed $245,000 CCAR
• 2025-11-13 Price Changed $245,000 Hive MLS
• 2025-10-24 Listed $259,900 CCAR
• 2025-10-23 Listed $259,900 Hive MLS
• 2022-11-02 Sold (Public Records) $215,000 Public Records
• 2022-11-02 Sold (MLS) $215,000 Hive MLS
• 2022-10-09 Pending — Hive MLS
• 2022-09-22 Listed $225,000 Hive MLS
• 2020-07-24 Listed $135,990 Hive MLS
• 2020-07-24 Sold (MLS) $134,990 Hive MLS
• 2019-12-04 Sold (Public Records) $320,000 Public Records

Property tax history

+58.4%/yr

Latest (2025): $882 · +0.0% YoY. Source: county tax records.