3 Burr Cir · Murrells Inlet, SC 29576

$49,900

3 bd · 1.5 ba · 1,275 sqft · Manufactured · 184 Days on market

Built 1982 Est $71k · 30% under ↓ 45% since listing

---

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
• 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

Discover 3 Burr Circle in Inlet Oaks Village, an active 55+ community in Murrells Inlet, SC. This refreshed home offers affordable coastal living just minutes from the Marsh Walk, local dining, and area beaches. The community features a friendly atmosphere with amenities including a pool and clubhouse, ideal for an active and social lifestyle. Inside, the home offers a well-designed layout with a spacious kitchen, three bedrooms, and one-and-a-half baths. A bright four-season porch provides a relaxing space to enjoy year-round, and an outdoor storage shed adds extra convenience. Perfect as a primary residence or weekend getaway, 3 Burr Circle blends comfort, convenience, and community livin

Key facts

• Pool and clubhouse
• Well-designed layout
• Four-season porch

Tags

• AFFORDABLE COASTAL LIVING
• POOL AND CLUBHOUSE
• WELL-DESIGNED LAYOUT
• FOUR-SEASON PORCH
• OUTDOOR STORAGE SHED

Property features AI

Finance

• Financial info: Has land lease: $690 monthly; Property is for sale; Pets allowed by owner
• HOA & community: Monthly association fee; Association amenities: clubhouse, pet restrictions, owner-allowed golf cart, owner-allowed motorcycle; Senior community

Exterior

• Parking: Driveway; 2 parking spaces (total)
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Cable available; Underground utilities
• Home design: Single wide mobile home; Resale property; Rectangular lot; Zoned residential
• Construction: Vinyl siding; Crawlspace foundation
• Exterior features: Front porch; Community outdoor pool; Community amenities (clubhouse, recreation area)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Pantry; Kitchen/Dining combo; Breakfast bar
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Main level primary bedroom; Window treatments; Breakfast bar; Carolina room; Utility room; Unfurnished
• Laundry & utility: Washer hookup; Dryer; Washer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.1% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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 $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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: 3.92% ✓
• Cap rate: 35.14%
• Cash-on-cash: 103.04%
• DSCR: 5.58
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $71,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Ravenel Ct	0.14mi	2/2.0 (-1)	1,260 (-1%)	6mo	$54,900	$44	79
74 Boone Loop	0.18mi	3/2.0	1,350 (+6%)	1mo	$130,000	$96	79
103 Village Ct	0.07mi	3/2.0	1,194 (-6%)	9mo	$92,000	$77	77
106 Inlet Oaks Village Ct	0.09mi	3/2.0	1,357 (+6%)	8mo	$95,000	$70	76
163 Crooked Island Cir	0.39mi	3/2.0	1,344 (+5%)	3mo	$75,000	$56	68
59 Crooked Island Cir	0.55mi	3/2.0	1,300 (+2%)	6mo	$85,000	$65	64
10 Acorn Ct	0.11mi	2/2.0 (-1)	1,130 (-11%)	8mo	$75,000	$66	62
100 Crooked Island Cir	0.59mi	3/2.0	1,344 (+5%)	1mo	$40,000	$30	61
8 Buccaneer St	0.52mi	3/2.0	1,400 (+10%)	1mo	$59,000	$42	56
22 Crooked Island Cir	0.60mi	3/2.0	1,431 (+12%)	0mo	$65,000	$45	49
91 Crooked Island Cir	0.62mi	2/2.0 (-1)	1,120 (-12%)	4mo	$11,500	$10	40
67 Crooked Island Cir	0.65mi	2/2.0 (-1)	1,100 (-14%)	0mo	$45,000	$41	40

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: —
• Equity multiple: 6.13×
• Total profit: $71,674
• Equity at exit: $7,440

10-year hold

• IRR: —
• Equity multiple: 13.53×
• Total profit: $175,014
• Equity at exit: $4,314

Cash invested: $13,972 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $1,200

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 34%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4996 Highway 17 Business Murrells Inlet, SC	2.0	2.0	925	$1,500	$1.62	14d	1	0.62mi
13 Muddy Bay Dr Murrells Inlet, SC	2.0–3.0	2.0	1095	$2,116	$1.93	14d	13	1.27mi
50 Turning Stone Boulelvard Murrells Inlet, SC	3.0	2.0	1350	$1,750	$1.30	23d	1	1.37mi
66 Turning Stone Boulelvard Unit 1 Murrells Inlet, SC	3.0	2.0	1350	$1,595	$1.18	23d	1	1.38mi
66 Turning Stone Blvd Murrells Inlet, SC	3.0	2.0	1450	$1,700	$1.17	23d	1	1.40mi

Listing history 30 events

1. 2026-06-18
   days on market $49,900 Active 184 DOM
2. 2026-06-17
   days on market $49,900 Active 183 DOM
3. 2026-06-16
   days on market $49,900 Active 182 DOM
4. 2026-06-15
   days on market $49,900 Active 181 DOM
5. 2026-06-14
   days on market $49,900 Active 179 DOM
6. 2026-06-10
   days on market $49,900 Active 176 DOM
7. 2026-06-09
   days on market $49,900 Active 175 DOM
8. 2026-06-08
   days on market $49,900 Active 174 DOM
9. 2026-06-07
   days on market $49,900 Active 173 DOM
10. 2026-06-03
    days on market $49,900 Active 169 DOM
11. 2026-06-02
    days on market $49,900 Active 168 DOM
12. 2026-06-01
    days on market $49,900 Active 167 DOM
13. 2026-05-31
    days on market $49,900 Active 166 DOM
14. 2026-05-30
    days on market $49,900 Active 165 DOM
15. 2026-05-06
    status Active
16. 2026-04-23
    historical Active Under Contract
17. 2026-04-15
    price $49,900
18. 2025-12-16
    listed $59,959 Active
19. 2025-10-30
    historical
20. 2025-09-23
    status Active
21. 2025-09-08
    historical Active Under Contract
22. 2025-08-29
    listed $75,000 Active
23. 2025-08-07
    historical
24. 2025-07-15
    listed $75,000 Active
25. 2025-07-12
    historical
26. 2025-04-28
    listed $79,000 Active
27. 2025-04-26
    historical
28. 2025-02-07
    listed $85,000 Active
29. 2025-02-01
    historical
30. 2024-11-27
    listed $90,000 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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 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: $23,462
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$1,452
• Taxable income: $14,463
• Est. tax owed @ 24.0%: −$3,471
• After-tax cash flow: $10,926/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

-44.6% since first listed

16 events — show timeline

• 2026-05-06 Relisted — CCAR
• 2026-04-23 Contingent — CCAR
• 2026-04-15 Price Changed $49,900 CCAR
• 2025-12-16 Listed $59,959 CCAR
• 2025-10-30 Listing Removed — CCAR
• 2025-09-23 Relisted — CCAR
• 2025-09-08 Contingent — CCAR
• 2025-08-29 Listed $75,000 CCAR
• 2025-08-07 Listing Removed — CCAR
• 2025-07-15 Listed $75,000 CCAR
• 2025-07-12 Listing Removed — CCAR
• 2025-04-28 Listed $79,000 CCAR
• 2025-04-26 Listing Removed — CCAR
• 2025-02-07 Listed $85,000 CCAR
• 2025-02-01 Listing Removed — CCAR
• 2024-11-27 Listed $90,000 CCAR