131 Pineway St NE · Brunswick, NC 28472

$180,000

3 bd · 3.0 ba · 1,622 sqft · SingleFamily public records · 144 Days on market

Built 1980 2.00 ac lot Est $229k · 21% under

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Why this score? — see what drove the C 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located on a quiet private road in Whiteville, 131 Pineway St NE offers space, privacy, and long-term potential on a generous 2-acre homesite, with approximately one acre wooded for added seclusion. The home welcomes you with a spacious 168 sq ft covered front porch, providing an inviting place to unwind and enjoy the peaceful setting. Inside, the home features real hardwood flooring throughout the living room, dining room, hall, and all bedrooms, complemented by new laminate flooring in the kitchen/nook area. The layout includes two full baths, a brick veneer exterior, fireplace/insert and a 2022 HVAC system for reliable comfort and efficiency. Outside, a newer 10x16 storage shed and a 12x

Key facts

• Covered front porch
• Wooded for seclusion
• 2 acre homesite

Tags

• 2 ACRE HOMESITE
• WOODED FOR SECLUSION
• COVERED FRONT PORCH
• REAL HARDWOOD FLOORING
• NEW LAMINATE FLOORING
• BRICK VENEER EXTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $232 ($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 $170k (5.6% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#611 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-; Watch: health & safety C-, housing D+, amenities F.
• Whiteville City Schools (town): math 49% / reading 46% proficiency, ranked #81 of 178 in NC (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Edgewood Elementary (math 49% / reading 43%, grade D-, #551 of 1,410 statewide, top 40%, 454 students, 99% FRL); Central Middle (math 46% / reading 45%, grade D+, #154 of 475 statewide, top 33%, 462 students, 99% FRL); Whiteville High (math 57% / reading 57%, grade C, #248 of 535 statewide, top 48%, 662 students, 99% FRL) — zoned schools average 99% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 115 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Columbus County in 2024 (0 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.
• Columbus County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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. Schools are F-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. 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: 0.94% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $228,702
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
687 Bitmore Rd	0.70mi	2/2.0 (-1)	1,637 (+1%)	2mo	$230,000	$141	55

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-14,451
• Equity at exit: $26,839

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $6,212
• Equity at exit: $15,563

Cash invested: $50,400 (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 28472

• Home prices YoY: -5.2%
• Active inventory: 115
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $232

Break-even live

Break-even rent $1,406

Max offer price $180,000

Occupancy floor 81%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Crew CT Whiteville, NC	3.0	3.0	1383	$1,700	$1.23	23d	1	0.95mi

Listing history 20 events

1. 2026-06-18
   price $180,000 Active 144 DOM
2. 2026-06-18
   days on market $185,000 Active 144 DOM
3. 2026-06-17
   days on market $185,000 Active 143 DOM
4. 2026-06-16
   days on market $185,000 Active 142 DOM
5. 2026-06-15
   days on market $185,000 Active 141 DOM
6. 2026-06-13
   days on market $185,000 Active 139 DOM
7. 2026-06-12
   days on market $185,000 Active 138 DOM
8. 2026-06-09
   days on market $185,000 Active 135 DOM
9. 2026-06-08
   days on market $185,000 Active 134 DOM
10. 2026-06-07
    days on market $185,000 Active 133 DOM
11. 2026-06-07
    pricedays on market $185,000 Active 132 DOM
12. 2026-06-04
    days on market $190,000 Active 129 DOM
13. 2026-06-02
    days on market $190,000 Active 128 DOM
14. 2026-06-01
    days on market $190,000 Active 127 DOM
15. 2026-05-31
    days on market $190,000 Active 126 DOM
16. 2026-05-06
    price $199,900
17. 2026-03-22
    price $205,000
18. 2026-02-11
    price $215,000
19. 2026-01-25
    listed $229,900 Active
20. 2022-06-16
    soldstatus $172,000

ⓘ 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: $1,105 · $92/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$371/yr (+$31/mo · 33.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $20,400
• − Mortgage interest: −$10,083
• − Property taxes: −$1,105
• − Insurance: −$900
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$5,236
• Taxable loss: −$188
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $2,829/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: Whiteville City Schools
• NCES district ID: 3704920
• Math proficiency: 49% ▲ 7.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $34,751
• Composite: 39.27/100
• National rank: #3999
• State rank: #81 of 178 in NC

Livability — Brunswick

• Score: 57/100
• State rank: #611
• US rank: #22196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,833

Population outlook (Columbus County) Hauer SSP2

• Today (2025): 54,250 people
• By 2030: 52,378 · -3.5%
• By 2040: 48,226 · -11.1%
• By 2050: 44,103 · -18.7%
• By 2075: 35,271 · -35.0%
• By 2100: 26,909 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 59% Black 32% Hispanic / Latino 4% Two or more races 3% Native American 2%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Columbus

• 2024 margin: Solid R (+33.9) · D 32.8% · R 66.7%
• 2008→2024 swing: -26.0pp toward R · 2008: -7.9pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+27.9 2016: R+22.1 2012: R+7.9 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.72%
• Current HPI: 252.022
• Rent YoY: —
• Metro: —
• 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

+16.2% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $199,900 Hive MLS
• 2026-03-22 Price Changed $205,000 Hive MLS
• 2026-02-11 Price Changed $215,000 Hive MLS
• 2026-01-25 Listed $229,900 Hive MLS
• 2022-06-16 Sold (Public Records) $172,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,105 · -1.0% YoY. Source: county tax records.