2749 White St SW · Holden Beach, NC 28462

$125,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 108 Days on market

Built 1986 7,405 sqft lot Est $162k · 23% under ↓ 15% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful lot featuring mature oak trees just minutes from Holden Beach! This affordable coastal opportunity includes a 14x70 single-wide mobile home offering 2 bedrooms, 1 full bath, and additional flex/office space to fit your needs. Enjoy relaxing evenings on the patio with a fire pit, perfect for entertaining or unwinding after a day at the beach. Located at the end of the road, this property offers added privacy and a peaceful setting. With plenty of potential, this home could serve as a primary residence, vacation getaway, or investment property. Furniture is negotiable, and the refrigerator, stove, washer, and dryer will convey with an acceptable offer. See agent remarks.

Key facts

• Patio with fire pit
• Added privacy
• Peaceful setting

Tags

• PATIO WITH FIRE PIT
• ADDED PRIVACY
• PEACEFUL SETTING

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Water connected; Septic tank sewer
• Home design: Manufactured home; One story; Entry level 1; Irregular lot dimensions; Facing information not provided
• Construction: Metal siding; Wood siding; Frame construction; Metal roof; Crawl space foundation; Built as a manufactured home
• Exterior features: Patio; Storm door(s); Partial fencing; Has view

Interior

• Kitchen: Built-in electric oven; Microwave; Refrigerator; Electric water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Fireplace insert; Space heater; Electric heating; Wall/window cooling unit(s)
• Interior features: Ceiling fan(s); Window coverings; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Supply Elementary (math 46% / reading 39%, grade F, #625 of 1,410 statewide, top 45%, 539 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 33% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.31% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.68%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $161,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2425 Oakland St SW	0.13mi	2/2.0	1,000 (+2%)	10mo	$165,000	$165	78
2387 Jolly Roger Dr SW	0.21mi	2/2.0	938 (-4%)	4mo	$115,000	$123	76
2325 Blackbeard Dr SW	0.10mi	3/2.0 (+1)	954 (-3%)	14mo	$145,000	$152	70
2312 N Bluebeard Trl SW	0.04mi	2/2.0	858 (-12%)	6mo	$128,500	$150	68
2837 Cross Bones Rd SW	0.31mi	2/2.0	920 (-6%)	12mo	$190,000	$207	61
2367 Randy St SW	0.48mi	3/2.0 (+1)	1,050 (+7%)	0mo	$175,000	$167	57
2378 Summer Place Dr SW	0.51mi	2/2.0	875 (-11%)	5mo	$200,000	$229	51
2361 Lake Paula Dr SW	0.66mi	2/2.0	924 (-6%)	11mo	$188,000	$203	47
2354 Lake Paula Dr SW	0.63mi	2/2.0	900 (-8%)	10mo	$160,000	$178	44
2910 Jeremy St SW	0.69mi	3/2.0 (+1)	1,080 (+10%)	2mo	$169,000	$156	40
2903 Vinton St SW	0.54mi	2/2.0	840 (-14%)	9mo	$130,000	$155	39
2597 Gamewell Ct SW	0.75mi	2/1.5	1,092 (+11%)	10mo	$180,000	$165	36

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $7,048
• Equity at exit: $18,638

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $41,363
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $428

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $515	-5% $471	+0% $428	+5% $385	+10% $342
Rent	-10% $299	-5% $364	+0% $428	+5% $493	+10% $558
Rate	-1.0pp $491	-0.5pp $460	base $428	+0.5pp $396	+1.0pp $363

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 108 DOM
2. 2026-06-17
   days on market $125,000 Active 107 DOM
3. 2026-06-16
   days on market $125,000 Active 106 DOM
4. 2026-06-15
   days on market $125,000 Active 105 DOM
5. 2026-06-14
   days on market $125,000 Active 103 DOM
6. 2026-06-13
   days on market $125,000 Active 102 DOM
7. 2026-06-10
   days on market $125,000 Active 100 DOM
8. 2026-06-09
   days on market $125,000 Active 99 DOM
9. 2026-06-08
   days on market $125,000 Active 98 DOM
10. 2026-06-07
    days on market $125,000 Active 97 DOM
11. 2026-06-05
    days on market $125,000 Active 94 DOM
12. 2026-06-03
    days on market $125,000 Active 93 DOM
13. 2026-06-02
    days on market $125,000 Active 92 DOM
14. 2026-06-01
    days on market $125,000 Active 91 DOM
15. 2026-05-31
    days on market $125,000 Active 90 DOM
16. 2026-05-30
    days on market $125,000 Active 89 DOM
17. 2026-04-17
    price $125,000
18. 2026-03-14
    price $129,900
19. 2026-02-27
    listed $147,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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: $19,628
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$3,636
• Taxable income: $3,349
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $4,336/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

-15.0% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $125,000 Hive MLS
• 2026-03-14 Price Changed $129,900 Hive MLS
• 2026-02-27 Listed $147,000 Hive MLS

Property tax history

+1.4%/yr

Latest (2025): $200 · +0.0% YoY. Source: county tax records.