6954 Maple Rd NW · Shallotte, NC 28420

$169,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 19 Days on market

Built 1997 12 ac lot Est $131k · 29% over

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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 +27.1/30.0
• DSCR +9.4/10.0
• Appreciation +6.3/10.0
• 1% rule +6.1/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This home is sold AS IS, WHERE IS and has AS IS Addendums that must be signed with an accepted offer

Key facts

• Existing fencing
• Chicken coops
• Private lot

Tags

• 11.77 ACRES
• PRIVATE LOT
• EXISTING FENCING
• CHICKEN COOPS
• OPEN LIVING ROOM
• FRONT DECK

Property features AI

Finance

• Other: Zoning: CO-RR; Lot size approximately 11.77 acres (survey recommended)
• HOA & community: Has a homeowners association (annual fee); no listed association amenities

Exterior

• Parking: Unpaved parking
• Utilities: Private well water; Septic tank; Underground utilities
• Home design: Manufactured home (residential property); Single-story, entry level 1, one level
• Construction: Vinyl siding with frame construction; Foundation details: see remarks; Built as a manufactured home
• Exterior features: Front porch; Partial chain link fencing; Shingle roof; Has a view; Unimproved road frontage

Interior

• Kitchen: Electric cooktop; Electric range; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $166k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Waccamaw (math 47% / reading 44%, grade D-, #562 of 1,410 statewide, top 40%, 430 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: 150 active listings in the ZIP; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (2.6% local appreciation)).
• Brunswick County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $31k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $169k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 98% 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 $166,465 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.17%
• DSCR: 1.54
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $131,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6954 Maple Rd NW	0.00mi	2/2.0	1,287 (+3%)	0mo	$135,000	$105	95

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.01×
• Total profit: $47,726
• Equity at exit: $72,672

10-year hold

• IRR: 19.7%
• Equity multiple: 3.77×
• Total profit: $130,919
• Equity at exit: $109,483

Cash invested: $47,320 (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 28420

• Home prices YoY: 1.7%
• Active inventory: 150
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,868 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $480

Break-even live

Break-even rent $1,260

Max offer price $169,000

Occupancy floor 69%

Sensitivity live

Price	-10% $576	-5% $528	+0% $480	+5% $432	+10% $384
Rent	-10% $332	-5% $406	+0% $480	+5% $554	+10% $627
Rate	-1.0pp $565	-0.5pp $523	base $480	+0.5pp $436	+1.0pp $392

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   status $169,000 Pending 19 DOM
2. 2026-05-30
   days on market $169,000 Active 19 DOM
3. 2026-05-11
   listed $200,000 Active
4. 2008-12-05
   soldstatus $48,600
5. 2008-10-27
   soldstatus $35,000 100-char remark

   Show marketing remark (100 chars)

   This home is sold AS IS, WHERE IS and has AS IS Addendums that must be signed with an accepted offer

6. 2008-09-19
   listed $39,900 100-char remark

   Show marketing remark (100 chars)

   This home is sold AS IS, WHERE IS and has AS IS Addendums that must be signed with an accepted offer

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $1,386 · $115/mo
• Expected delta: +$918/yr (+$76/mo · 196.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 52% 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 98% 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: $22,413
• − Mortgage interest: −$9,467
• − Property taxes: −$468
• − Insurance: −$845
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$4,916
• Taxable income: $3,131
• Est. tax owed @ 24.0%: −$752
• After-tax cash flow: $5,007/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

• City population: 11,219
• Population (ZIP): 2,697

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 (81%)
• Race & ethnicity: White 81% Black 10% Native American 3% Hispanic / Latino 3% Asian 2% Two or more races 1%
• Common ancestry: Serbian 4% Slovak 1% Russian 1%
• Foreign-born: 5%
• Languages at home: 97% English-only · Arabic 2% Other Indo-European 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: ▲ 2.65%
• Current HPI: 154.7713
• 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

+401.3% since first listed

4 events — show timeline

• 2026-05-11 Listed $200,000 Hive MLS
• 2008-12-05 Sold (Public Records) $48,600 Public Records
• 2008-10-27 Sold (MLS) $35,000 Hive MLS
• 2008-09-19 Listed $39,900 Hive MLS

Property tax history

+1.7%/yr

Latest (2025): $468 · +0.0% YoY. Source: county tax records.