3360 Ashford St SW · Shallotte, NC 28470

$170,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 61 Days on market

Built 1993 0.51 ac lot Est $137k · 24% over ↓ 13% since listing

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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 +17.1/30.0
• DSCR +5.3/10.0
• Schools +3.9/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Spacious home with a metal roof, quiet neighborhood, carport and shed on . 51 acres. 3 bedrooms 2 baths with two large decks and a fish cleaning station. The yard has large oak trees with a small view of the Little Shallotte River off the back deck. Storage of Boat, water toys, etc. is ok. You are 15 minutes to Holden Beach, lots of local places to eat and relax. Home is being sold as is. This subdivision has a boat ramp that may be rebuilt in the future.

Key facts

• Metal roof
• Large decks
• Quiet neighborhood

Tags

• METAL ROOF
• QUIET NEIGHBORHOOD
• LARGE DECKS
• FISH CLEANING STATION
• LARGE OAK TREES
• BOAT RAMP

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Has a carport (1 space); On-site parking; Unpaved
• Utilities: Well water; Septic tank; No additional utilities listed
• Home design: Manufactured home (residential); One story; Entry level is 1
• Construction: Vinyl siding with frame construction; Metal roof; Crawl space foundation; Built as a manufactured home
• Exterior features: Deck; Storm door(s); Shed(s); Open, level and wooded lot; Private road frontage; Has a view

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master downstairs
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling
• Interior features: Master bedroom on the main level; Walk-in closet(s); Vaulted ceilings; Ceiling fan(s); Partially furnished
• Laundry & utility: Washer; Dryer; Laundry located in the kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/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 $141k (17.3% below list).
• Recommended offer: $141k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.0% in Shallotte — 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 63/100 on livability (#411 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, crime F, 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); 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: 378 active listings in the ZIP; 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 61 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: 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 $140,516 (17.3% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 17% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.83% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $137,280
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3493 Landing St SW	0.35mi	3/2.0 (+1)	931 (-3%)	16mo	$157,500	$169	60
3246 Shell Point Rd SW	0.58mi	3/2.0 (+1)	942 (-2%)	9mo	$105,100	$112	57
1581 Snapper St SW	0.35mi	3/2.0 (+1)	1,080 (+12%)	4mo	$157,500	$146	54
1574 Marlin St St SW	0.35mi	2/2.0	841 (-12%)	21mo	$120,000	$143	46
1361 Fletcher Hewett Rd SW	0.72mi	3/2.0 (+1)	902 (-6%)	15mo	$90,000	$100	39

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-20,172
• Equity at exit: $25,348

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-8,321
• Equity at exit: $14,698

Cash invested: $47,600 (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 28470

• Home prices YoY: -34.8%
• Active inventory: 378
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$31 /mo · $366/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $117

Break-even live

Break-even rent $1,257

Max offer price $170,000

Occupancy floor 87%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $170,000 Active 61 DOM
2. 2026-06-17
   days on market $170,000 Active 60 DOM
3. 2026-06-16
   days on market $170,000 Active 59 DOM
4. 2026-06-15
   days on market $170,000 Active 58 DOM
5. 2026-06-14
   days on market $170,000 Active 56 DOM
6. 2026-06-13
   days on market $170,000 Active 55 DOM
7. 2026-06-10
   days on market $170,000 Active 53 DOM
8. 2026-06-09
   days on market $170,000 Active 52 DOM
9. 2026-06-08
   days on market $170,000 Active 51 DOM
10. 2026-06-07
    days on market $170,000 Active 50 DOM
11. 2026-06-05
    days on market $170,000 Active 47 DOM
12. 2026-06-03
    days on market $170,000 Active 46 DOM
13. 2026-06-02
    days on market $170,000 Active 45 DOM
14. 2026-06-01
    days on market $170,000 Active 44 DOM
15. 2026-05-31
    days on market $170,000 Active 43 DOM
16. 2026-05-30
    days on market $170,000 Active 42 DOM
17. 2026-04-18
    listed $170,000 Active
18. 2025-12-31
    historical
19. 2025-06-18
    price $170,000
20. 2025-05-11
    price $179,000
21. 2025-03-18
    price $189,000
22. 2024-10-31
    listed $195,000 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: $366 · $31/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$1,028/yr (+$86/mo · 280.5%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,862
• − Mortgage interest: −$9,523
• − Property taxes: −$366
• − Insurance: −$850
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$4,945
• Taxable loss: −$1,520
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $1,771/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 — Shallotte

• Score: 63/100
• State rank: #411
• US rank: #15490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 131,536 people
• City population: 11,219
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 11,219
• Household income: $65,030
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 455.0

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 (73%)
• Race & ethnicity: White 73% Black 13% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -77.91%
• Current HPI: 146.2303
• 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

-12.8% since first listed

6 events — show timeline

• 2026-04-18 Listed $170,000 Hive MLS
• 2025-12-31 Listing Removed — Hive MLS
• 2025-06-18 Price Changed $170,000 Hive MLS
• 2025-05-11 Price Changed $179,000 Hive MLS
• 2025-03-18 Price Changed $189,000 Hive MLS
• 2024-10-31 Listed $195,000 Hive MLS

Property tax history

+1.8%/yr

Latest (2025): $366 · +2.0% YoY. Source: county tax records.