1935 Quail Roost Dr SW · Holden Beach, NC 28462

$176,500

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 149 Days on market

Built 1997 0.29 ac lot Est $177k · at est.

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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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Manufactured home with 3 bedrooms, 2 full baths and a multitude of extra buildings and space for all your hobbies. New LVP floors throughout freshly painted and ready to move in. Large front screened porch and back deck for entertaining. This property even includes a man/women/person cave you can retreat to or have company. Large cul-de-sac lot in the back of the community with no traffic. Get your escape to the beach property now before it's gone. No HOA fees. Centrally located between Wilmington NC and Myrtle Beach SC and just minutes to Holden Beach.

Key facts

• Screened front porch
• Coastal retreat
• Back deck

Tags

• COASTAL RETREAT
• OUTDOOR LIVING SPACE
• LUXURY VINYL PLANK FLOORING
• UPDATED GRANITE COUNTERTOPS
• SCREENED FRONT PORCH
• BACK DECK

Property features AI

Finance

• Other: Zoning: Co-R-6000
• HOA & community: No association amenities

Exterior

• Parking: Carport (1 space); Off-street parking (unpaved)
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Other utilities
• Home design: Manufactured home; One level; Residential property
• Construction: Vinyl siding; Frame construction; Crawl space foundation; Built as a manufactured home
• Exterior features: Covered patio/porch; Deck; Porch; Screened porch; Chain link fencing; Wood fencing; Front yard fencing; Back yard fencing; Shed(s) and storage; Shingle roof; Has view

Interior

• Kitchen: Electric oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Forced air; Central air conditioning
• Interior features: Window coverings; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Laundry in hall; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $176k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $155k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 40% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($155k) 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; 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 $155,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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: 1.14% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.34%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $176,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1911 Thompson Ave SW	0.24mi	2/2.0 (-1)	1,055 (-1%)	3mo	$175,000	$166	80
1991 Boones Neck Rd SW	0.20mi	3/2.0	1,040 (-2%)	21mo	$190,000	$183	69
2180 Creekwood Ct SW	0.28mi	3/2.0	980 (-8%)	8mo	$122,900	$125	67
2283 Setter Ct SW	0.07mi	3/2.0	1,188 (+12%)	12mo	$87,000	$73	67
1989 Quail Roost Dr SW	0.11mi	3/2.0	956 (-10%)	14mo	$175,000	$183	66
2529 White Sands Dr SW	0.61mi	3/2.0	1,165 (+10%)	7mo	$239,000	$205	50
2192 Fay Cir SW	0.55mi	3/2.0	990 (-7%)	20mo	$150,000	$152	46
2018 Blackjack St SW	0.66mi	3/2.0	962 (-10%)	9mo	$185,000	$192	46
2080 Creekwood Ct SW	0.49mi	3/2.0	1,201 (+13%)	16mo	$165,200	$138	42
2502 Ocean Sound Cir SW	0.54mi	2/2.0 (-1)	984 (-8%)	18mo	$130,000	$132	42
2003 Cedar Ln SW	0.74mi	3/2.0	1,100 (+3%)	22mo	$149,000	$135	42
2529 Ocean Sound Cir SW	0.47mi	3/2.0	910 (-14%)	18mo	$155,000	$170	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: 3.3%
• Equity multiple: 1.13×
• Total profit: $6,313
• Equity at exit: $26,317

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $50,237
• Equity at exit: $15,260

Cash invested: $49,420 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,015 medium
• Mortgage (P&I): −$926
• Tax from tax record: −$44 /mo · $522/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $549

Break-even live

Break-even rent $1,320

Max offer price $176,500

Occupancy floor 68%

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: $44,125
• Closing costs: $5,295
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $176,500 Active 149 DOM
2. 2026-06-17
   days on market $176,500 Active 148 DOM
3. 2026-06-16
   days on market $176,500 Active 147 DOM
4. 2026-06-15
   days on market $176,500 Active 146 DOM
5. 2026-06-14
   days on market $176,500 Active 144 DOM
6. 2026-06-13
   days on market $176,500 Active 143 DOM
7. 2026-06-10
   days on market $176,500 Active 141 DOM
8. 2026-06-09
   days on market $176,500 Active 140 DOM
9. 2026-06-08
   days on market $176,500 Active 139 DOM
10. 2026-06-07
    days on market $176,500 Active 138 DOM
11. 2026-06-05
    days on market $176,500 Active 135 DOM
12. 2026-06-03
    days on market $176,500 Active 134 DOM
13. 2026-06-02
    days on market $176,500 Active 133 DOM
14. 2026-06-01
    days on market $176,500 Active 132 DOM
15. 2026-05-31
    days on market $176,500 Active 131 DOM
16. 2026-05-30
    days on market $176,500 Active 130 DOM
17. 2026-04-01
    price $176,500
18. 2026-01-20
    listed $179,000 Active
19. 2024-11-08
    soldstatus $155,000 Closed 559-char remark

    Show marketing remark (559 chars)

    Manufactured home with 3 bedrooms, 2 full baths and a multitude of extra buildings and space for all your hobbies. New LVP floors throughout freshly painted and ready to move in. Large front screened porch and back deck for entertaining. This property even includes a man/women/person cave you can retreat to or have company. Large cul-de-sac lot in the back of the community with no traffic. Get your escape to the beach property now before it's gone. No HOA fees. Centrally located between Wilmington NC and Myrtle Beach SC and just minutes to Holden Beach.

20. 2024-11-08
    soldstatus $155,000

    Show marketing remark (559 chars)

    Manufactured home with 3 bedrooms, 2 full baths and a multitude of extra buildings and space for all your hobbies. New LVP floors throughout freshly painted and ready to move in. Large front screened porch and back deck for entertaining. This property even includes a man/women/person cave you can retreat to or have company. Large cul-de-sac lot in the back of the community with no traffic. Get your escape to the beach property now before it's gone. No HOA fees. Centrally located between Wilmington NC and Myrtle Beach SC and just minutes to Holden Beach.

21. 2024-10-24
    status Pending 559-char remark

    Show marketing remark (559 chars)

    Manufactured home with 3 bedrooms, 2 full baths and a multitude of extra buildings and space for all your hobbies. New LVP floors throughout freshly painted and ready to move in. Large front screened porch and back deck for entertaining. This property even includes a man/women/person cave you can retreat to or have company. Large cul-de-sac lot in the back of the community with no traffic. Get your escape to the beach property now before it's gone. No HOA fees. Centrally located between Wilmington NC and Myrtle Beach SC and just minutes to Holden Beach.

22. 2024-09-04
    listed $174,000 Active 559-char remark

    Show marketing remark (559 chars)

    Manufactured home with 3 bedrooms, 2 full baths and a multitude of extra buildings and space for all your hobbies. New LVP floors throughout freshly painted and ready to move in. Large front screened porch and back deck for entertaining. This property even includes a man/women/person cave you can retreat to or have company. Large cul-de-sac lot in the back of the community with no traffic. Get your escape to the beach property now before it's gone. No HOA fees. Centrally located between Wilmington NC and Myrtle Beach SC and just minutes to Holden Beach.

23. 2010-04-26
    soldstatus $55,000

ⓘ 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: $522 · $44/mo
• Projected year-2 tax: $1,447 · $121/mo
• Expected delta: +$925/yr (+$77/mo · 177.2%)

ⓘ 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 9/10 Extreme 7 d/yr ≥103°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: $24,183
• − Mortgage interest: −$9,887
• − Property taxes: −$522
• − Insurance: −$882
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$5,135
• Taxable income: $3,888
• Est. tax owed @ 24.0%: −$933
• After-tax cash flow: $5,660/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

+220.9% since first listed

7 events — show timeline

• 2026-04-01 Price Changed $176,500 Hive MLS
• 2026-01-20 Listed $179,000 Hive MLS
• 2024-11-08 Sold (Public Records) $155,000 Public Records
• 2024-11-08 Sold (MLS) $155,000 Hive MLS
• 2024-10-24 Pending — Hive MLS
• 2024-09-04 Listed $174,000 Hive MLS
• 2010-04-26 Sold (Public Records) $55,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $522 · +2.8% YoY. Source: county tax records.