400 Lot 29 Wagon Wheel Loop · Murrells Inlet, SC 29576

$79,900

3 bd · 2.0 ba · 1,792 sqft · Manufactured · 449 Days on market

Built 1998 ↓ 20% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully Furnished, Three bedroom/Two bath home on leased land. All appliances Including the washer & dryer convey with the home. Coastal Living, great for a beach getaway, conveniently located in Murrells Inlet. Just a short distance to Murrells Inlet Marshwalk, Huntington Beach State Park, restaurants and shopping. All measurements are not guaranteed and should be verified by buyers. Call your agent today before it's too late.

Key facts

• Leased land
• Coastal living
• Beach getaway

Tags

• FULLY FURNISHED
• LEASED LAND
• COASTAL LIVING
• BEACH GETAWAY
• CONVENIENTLY LOCATED
• SHORT DISTANCE TO MARSHWALK

Property features AI

Finance

• Financial info: Has land lease: $325 monthly
• HOA & community: Monthly association fee (includes trash)

Exterior

• Parking: Driveway; 4 parking spaces (total)
• Utilities: Electricity available; Public water; Septic (septic tank)
• Home design: Double wide mobile home; Resale property; Zoned RE
• Exterior features: Front porch; Rear porch; Porch

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Utility room
• Flooring: Carpet; Luxury vinyl / luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Furnished; Ceiling fans; Fireplace; Garden tub / Roman tub; Separate shower; Vanity
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 2.2% in Murrells Inlet — 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 76/100 on livability (#25 in SC, #3,720 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 287 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 449 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 449 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.48% ✓
• Cap rate: 21.47%
• Cash-on-cash: 54.19%
• DSCR: 3.41
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $241,920
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
875 S Marlin Cir	0.27mi	3/2.0	1,890 (+6%)	7mo	$255,000	$135	73
894 S Marlin Cir	0.29mi	3/2.0	1,680 (-6%)	6mo	$207,000	$123	72
873 Whaler Pl	0.49mi	3/2.0	1,729 (-4%)	14mo	$242,499	$140	59
927 Trout Ct	0.40mi	3/2.0	1,568 (-12%)	2mo	$225,000	$143	58
832 Rusty Anchor Ct	0.41mi	3/2.0	1,578 (-12%)	3mo	$195,000	$124	58

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 · 4.66% rent growth · sell at horizon

5-year hold

• IRR: 54.2%
• Equity multiple: 3.45×
• Total profit: $54,784
• Equity at exit: $11,913

10-year hold

• IRR: 60.0%
• Equity multiple: 7.48×
• Total profit: $144,934
• Equity at exit: $6,908

Cash invested: $22,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29576

• Home prices YoY: -18.8%
• Rents YoY: 4.7%
• Active inventory: 287
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,978 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $1,010

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 44%

Sensitivity live

Price	-10% $1,065	-5% $1,038	+0% $1,010	+5% $983	+10% $955
Rent	-10% $854	-5% $932	+0% $1,010	+5% $1,088	+10% $1,167
Rate	-1.0pp $1,050	-0.5pp $1,031	base $1,010	+0.5pp $990	+1.0pp $968

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Turning Stone Boulelvard Murrells Inlet, SC	3.0	2.0	1350	$1,750	$1.30	24d	1	0.39mi
66 Turning Stone Boulelvard Unit 1 Murrells Inlet, SC	3.0	2.0	1350	$1,595	$1.18	24d	1	0.39mi
66 Turning Stone Blvd Murrells Inlet, SC	3.0	2.0	1450	$1,700	$1.17	24d	1	0.41mi
4323 Lotus Ct Unit F Murrells Inlet, SC	3.0	2.0	1319	$1,750	$1.33	24d	1	0.79mi
4384 Daphne Ln Murrells Inlet, SC	3.0	2.0	1450	$1,950	$1.34	22d	1	0.97mi
4376 Crepe Myrtle Ct Murrells Inlet, SC	3.0	2.0	1500	$1,850	$1.23	24d	1	1.04mi
4430 Lady Banks Ln Unit D2 Murrells Inlet, SC	3.0	2.0	1400	$1,775	$1.27	24d	1	1.20mi

Listing history 16 events

1. 2026-06-18
   days on market $79,900 Active 449 DOM
2. 2026-06-17
   days on market $79,900 Active 448 DOM
3. 2026-06-16
   days on market $79,900 Active 447 DOM
4. 2026-06-15
   days on market $79,900 Active 446 DOM
5. 2026-06-14
   days on market $79,900 Active 444 DOM
6. 2026-06-10
   days on market $79,900 Active 441 DOM
7. 2026-06-09
   days on market $79,900 Active 440 DOM
8. 2026-06-08
   days on market $79,900 Active 439 DOM
9. 2026-06-07
   days on market $79,900 Active 438 DOM
10. 2026-06-03
    days on market $79,900 Active 434 DOM
11. 2026-06-02
    days on market $79,900 Active 433 DOM
12. 2026-06-01
    days on market $79,900 Active 432 DOM
13. 2026-05-31
    days on market $79,900 Active 431 DOM
14. 2026-05-30
    days on market $79,900 Active 430 DOM
15. 2026-04-20
    price $79,900
16. 2025-03-26
    listed $99,900 Active

ⓘ 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 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,733
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$2,324
• Taxable income: $11,538
• Est. tax owed @ 24.0%: −$2,769
• After-tax cash flow: $9,354/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Murrells Inlet

• Score: 76/100
• State rank: #25
• US rank: #3720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrells Inlet, SC
• County: Horry County · 356,152 people
• City population: 34,695
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 34,695
• Household income: $70,691
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 309.0

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Black 3% Two or more races 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 3% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.53%
• Current HPI: 248.5102
• Rent YoY: ▲ 4.66%
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

-20.0% since first listed

2 events — show timeline

• 2026-04-20 Price Changed $79,900 CCAR
• 2025-03-26 Listed $99,900 CCAR