1758 Balsam Dr SW · Holden Beach, NC 28462

$89,900

2 bd · 1.0 ba · 885 sqft · Manufactured · 243 Days on market

Built 1984 7,841 sqft lot Est $127k · 29% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You'll want to make sure to come and view this Ocean Pines home site & lot in Supply, NC. Currently there is a single-wide manufactured home that is on the home site. The seller is selling the single-wide manufactured home AS-IS. One can make this home their own and fix-it up, or remove it from the property and replace it with a home of their choosing. Ocean Pines subdivision has no HOA; so there are no architectural guidelines to follow or fees to pay to live within the community. There is a septic and well on the property! Living at the Coast has never been this easy - being centrally located between Holden Beach and Shallotte you will be less than 10 miles away from the white sands at Holden Beach, local shops, parks and restaurants. As well as being 30 minutes from Wilmington attractions. Come and view this fantastic property today before it's gone!

Key facts

• New floor covering
• Parks
• Restaurants

Tags

• NEW FLOOR COVERING
• FRESHENED UP INTERIOR
• LOCAL SHOPS
• PARKS
• RESTAURANTS
• OCEAN PINES SUBDIVISION

Property features AI

Finance

• Other: Zoned R60; Lot is level; Lot dimensions approximately 50' x 150'; Lot about 0.18 acres; Road frontage unimproved (see remarks for frontage type)
• HOA & community: No association amenities

Exterior

• Parking: Off-street parking on site
• Utilities: Well water; Septic tank; No utilities listed
• Home design: Manufactured home (residential); One story; Entry at ground level
• Construction: Steel siding, vinyl siding, and frame construction
• Exterior features: Enclosed porch; Privacy, partial wood fencing; Metal roof

Interior

• Kitchen: Range
• Bathrooms: One full bathroom
• Heating & cooling: No central heating; Wall/window air conditioning unit(s)
• Interior features: Unfurnished; Crawl space basement; Five total rooms; Has a view
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 3.1% in Holden 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 65/100 on livability (#334 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing A; Watch: cost of living D, health & safety D, 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: 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); 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: 506 active listings in the ZIP; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 32% of the median local income ($60k/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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $90k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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. 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.
5. 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.
6. 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: 1.78% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.71%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $126,555
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2017 Perch Ct SW	0.45mi	2/2.0	912 (+3%)	10mo	$105,000	$115	61
2019 Cedar Ln SW	0.67mi	2/2.0	875 (-1%)	5mo	$203,000	$232	58
1757 Oxpen Rd SW	0.40mi	2/2.0	980 (+11%)	9mo	$140,000	$143	52
1883 Silent Grove Ave SW	0.41mi	3/2.0 (+1)	924 (+4%)	16mo	$105,000	$114	51
2068 Lakeside Ave SW	0.48mi	2/2.0	828 (-6%)	19mo	$82,687	$100	47
2018 Blackjack St SW	0.61mi	3/2.0 (+1)	962 (+9%)	9mo	$185,000	$192	40
2037 Forest Dr SW	0.47mi	2/2.0	1,008 (+14%)	15mo	$139,900	$139	38
1894 Hillock Dr SW	0.51mi	3/2.0 (+1)	954 (+8%)	21mo	$140,000	$147	37
2149 Seashore Hills Rd SW	0.71mi	3/2.0 (+1)	1,012 (+14%)	10mo	$165,000	$163	26

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: 25.5%
• Equity multiple: 2.05×
• Total profit: $26,491
• Equity at exit: $13,404

10-year hold

• IRR: 33.2%
• Equity multiple: 4.02×
• Total profit: $76,005
• Equity at exit: $7,773

Cash invested: $25,172 (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 28462

• Active inventory: 506
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $644

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 55%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $89,900 Active 243 DOM
2. 2026-06-17
   days on market $89,900 Active 242 DOM
3. 2026-06-16
   days on market $89,900 Active 241 DOM
4. 2026-06-15
   days on market $89,900 Active 240 DOM
5. 2026-06-14
   days on market $89,900 Active 238 DOM
6. 2026-06-13
   days on market $89,900 Active 237 DOM
7. 2026-06-10
   days on market $89,900 Active 235 DOM
8. 2026-06-09
   days on market $89,900 Active 234 DOM
9. 2026-06-09
   price $89,900 Active 233 DOM
10. 2026-06-08
    days on market $95,000 Active 233 DOM
11. 2026-06-07
    days on market $95,000 Active 232 DOM
12. 2026-06-05
    days on market $95,000 Active 229 DOM
13. 2026-06-03
    days on market $95,000 Active 228 DOM
14. 2026-06-02
    days on market $95,000 Active 227 DOM
15. 2026-06-01
    days on market $95,000 Active 226 DOM
16. 2026-05-31
    days on market $95,000 Active 225 DOM
17. 2026-05-30
    days on market $95,000 Active 224 DOM
18. 2026-05-13
    price $95,000
19. 2026-04-18
    price $105,000
20. 2026-01-18
    price $109,900
21. 2025-10-17
    listed $115,000 Active
22. 2025-05-15
    soldstatus $31,500 Closed 874-char remark

    Show marketing remark (874 chars)

    You'll want to make sure to come and view this Ocean Pines home site & lot in Supply, NC. Currently there is a single-wide manufactured home that is on the home site. The seller is selling the single-wide manufactured home AS-IS. One can make this home their own and fix-it up, or remove it from the property and replace it with a home of their choosing. Ocean Pines subdivision has no HOA; so there are no architectural guidelines to follow or fees to pay to live within the community. There is a septic and well on the property! Living at the Coast has never been this easy - being centrally located between Holden Beach and Shallotte you will be less than 10 miles away from the white sands at Holden Beach, local shops, parks and restaurants. As well as being 30 minutes from Wilmington attractions. Come and view this fantastic property today before it's gone!

23. 2025-04-09
    status Pending 874-char remark

    Show marketing remark (874 chars)

    You'll want to make sure to come and view this Ocean Pines home site & lot in Supply, NC. Currently there is a single-wide manufactured home that is on the home site. The seller is selling the single-wide manufactured home AS-IS. One can make this home their own and fix-it up, or remove it from the property and replace it with a home of their choosing. Ocean Pines subdivision has no HOA; so there are no architectural guidelines to follow or fees to pay to live within the community. There is a septic and well on the property! Living at the Coast has never been this easy - being centrally located between Holden Beach and Shallotte you will be less than 10 miles away from the white sands at Holden Beach, local shops, parks and restaurants. As well as being 30 minutes from Wilmington attractions. Come and view this fantastic property today before it's gone!

24. 2025-04-07
    listed $30,000 Active 874-char remark

    Show marketing remark (874 chars)

    You'll want to make sure to come and view this Ocean Pines home site & lot in Supply, NC. Currently there is a single-wide manufactured home that is on the home site. The seller is selling the single-wide manufactured home AS-IS. One can make this home their own and fix-it up, or remove it from the property and replace it with a home of their choosing. Ocean Pines subdivision has no HOA; so there are no architectural guidelines to follow or fees to pay to live within the community. There is a septic and well on the property! Living at the Coast has never been this easy - being centrally located between Holden Beach and Shallotte you will be less than 10 miles away from the white sands at Holden Beach, local shops, parks and restaurants. As well as being 30 minutes from Wilmington attractions. Come and view this fantastic property today before it's gone!

25. 2012-08-29
    soldstatus $22,000 228-char remark

    Show marketing remark (228 chars)

    Here's your opportuntiy to own a vacation getaway. New kitchen and new flooring. Fully furnished with new appliances in 2008. Inside is new and all that is required is to bring a suitcase for those getaway weekends at the beach.

26. 2012-08-06
    listed $25,000 228-char remark

    Show marketing remark (228 chars)

    Here's your opportuntiy to own a vacation getaway. New kitchen and new flooring. Fully furnished with new appliances in 2008. Inside is new and all that is required is to bring a suitcase for those getaway weekends at the beach.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $19,224
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$2,615
• Taxable income: $6,699
• Est. tax owed @ 24.0%: −$1,608
• After-tax cash flow: $6,124/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 — Holden Beach

• Score: 65/100
• State rank: #334
• US rank: #13586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 131,536 people
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 12,340
• Household income: $60,349
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 269.0

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 (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 4% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · 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: ▼ -259.44%
• Current HPI: 144.2462
• 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

+280.0% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $95,000 Hive MLS
• 2026-04-18 Price Changed $105,000 Hive MLS
• 2026-01-18 Price Changed $109,900 Hive MLS
• 2025-10-17 Listed $115,000 Hive MLS
• 2025-05-15 Sold (MLS) $31,500 Hive MLS
• 2025-04-09 Pending — Hive MLS
• 2025-04-07 Listed $30,000 Hive MLS
• 2012-08-29 Sold (MLS) $22,000 Hive MLS
• 2012-08-06 Listed $25,000 Hive MLS

Property tax history

+0.9%/yr

Latest (2025): $161 · +4.5% YoY. Source: county tax records.