1032 High Point Ave SW · Calabash, NC 28467

$249,900

2 bd · 2.0 ba · 1,103 sqft · SingleFamily public records · 56 Days on market

Built 1978 9,496 sqft lot Est $270k · 8% under

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +10.9/15.0
• DSCR +4.2/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable 2 bedroom located in the heart of Calabash is waiting for you! New roof only a couple years old and new gutters. This home is the perfect starter home or retirement home just minutes from local beaches and the great Calabash River and restaurants.

Key facts

• Quartz countertops
• Brick home
• Updated kitchen

Tags

• BRICK HOME
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FENCED BACKYARD
• ABOVE-GROUND POOL

Property features AI

Finance

• Other: Located in the Calabash Acres subdivision; Road frontage on city street and state road; Zoned Ca-R-6; Lot dimensions approximately 79 x 120 (0.22 acres)
• HOA & community: No association amenities

Exterior

• Parking: 5 total parking spaces; 5-car attached garage; Paved parking
• Utilities: Public water; Sewer available; Water connected
• Home design: Single-family residence; One story (entry level: 1)
• Construction: Built with brick, brick veneer, vinyl siding and frame construction; Shingle roof; Crawl space foundation; Approximately 1,100 square feet
• Exterior features: Deck; Above-ground pool; Storage/outbuilding (see remarks); Has a view; No other notable exterior features listed

Interior

• Kitchen: Refrigerator
• Bedrooms: Master bedroom located downstairs
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heat with heat pump
• Interior features: Master bedroom on the main level; 6 total rooms; Crawl space/no basement
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $31 ($374/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (22.8% below list).
• Recommended offer: $193k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.1% in Calabash — 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 61/100 on livability (#487 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D, amenities F, commute 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: Jessie Mae Monroe Elementary (math 43% / reading 41%, grade F, #633 of 1,410 statewide, top 48%, 394 students, 99% FRL); Shallotte Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 674 students, 100% 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: 691 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 31% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $135k; list at $250k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $192,809 (22.8% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $270,235
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1059 Valley Dr	0.11mi	3/2.0 (+1)	1,174 (+6%)	2mo	$227,500	$194	78
1394 Albacore Loop	0.50mi	2/2.0	1,057 (-4%)	2mo	$385,000	$364	68
3015 Tasso Dr	0.71mi	3/2.0 (+1)	1,151 (+4%)	1mo	$283,340	$246	54
3015 Tasso Dr SW Lot 10- Greenbriar C	0.72mi	3/2.0 (+1)	1,151 (+4%)	1mo	$283,340	$246	53
3016 Tasso Dr	0.75mi	3/2.0 (+1)	1,151 (+4%)	0mo	$280,400	$244	52
3023 Tasso Dr	0.72mi	3/2.0 (+1)	1,151 (+4%)	2mo	$279,000	$242	52
3023 Tasso Dr SW Lot 12- Greenbriar A	0.73mi	3/2.0 (+1)	1,151 (+4%)	2mo	$279,000	$242	52
3024 Tasso Dr SW Lot 6- Greenbriar C	0.74mi	3/2.0 (+1)	1,151 (+4%)	3mo	$296,000	$257	51
3024 Tasso Dr	0.75mi	3/2.0 (+1)	1,151 (+4%)	3mo	$296,000	$257	50
3011 Tasso Dr	0.71mi	3/2.0 (+1)	1,249 (+13%)	3mo	$285,000	$228	37
3011 Tasso Dr SW Lot 9- Downing A	0.73mi	3/2.0 (+1)	1,249 (+13%)	3mo	$285,000	$228	36
3020 Tasso Dr	0.75mi	3/2.0 (+1)	1,249 (+13%)	3mo	$306,000	$245	35

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-38,625
• Equity at exit: $37,261

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-31,546
• Equity at exit: $21,607

Cash invested: $69,972 (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 28467

• Home prices YoY: -33.7%
• Active inventory: 691
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $31

Break-even live

Break-even rent $1,889

Max offer price $249,900

Occupancy floor 93%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1086 Mille Ave Calabash, NC	3.0	2.0	1232	$2,000	$1.62	23d	1	0.23mi
1420 Sherman Dr Calabash, NC	2.0–3.0	1.0–2.0	1011	$345	$0.34	14d	3	0.57mi
7112 Town Center Rd Sunset Beach, NC	1.0–2.0	1.0–2.0	955	$1,400	$1.47	14d	13	0.61mi
834 Greenwood Ct Calabash, NC	3.0	2.0	1475	$2,100	$1.42	14d	1	0.73mi
1063 Harbor Dr Calabash, NC	3.0	2.0	1421	$2,200	$1.55	21d	1	0.87mi
660 Aubrey Ln Calabash, NC	1.0–2.0	1.0–2.0	1081	$2,870	$2.65	14d	69	1.08mi
908 Resort Cir Unit 1 Sunset Beach, NC	3.0	2.0	1301	$1,500	$1.15	14d	1	1.19mi
891 Mh Marina Rd #3 Carolina Shores, NC	2.0	2.0	1250	$1,300	$1.04	14d	1	1.28mi
1035 Brightwater Way Calabash, NC	1.0–3.0	1.0–2.5	1327	$1,862	$1.40	23d	1	1.29mi

Listing history 16 events

1. 2026-06-18
   days on market $249,900 Active 56 DOM
2. 2026-06-17
   days on market $249,900 Active 55 DOM
3. 2026-06-16
   days on market $249,900 Active 54 DOM
4. 2026-06-15
   days on market $249,900 Active 53 DOM
5. 2026-06-14
   days on market $249,900 Active 51 DOM
6. 2026-06-13
   days on market $249,900 Active 50 DOM
7. 2026-06-10
   days on market $249,900 Active 48 DOM
8. 2026-06-09
   days on market $249,900 Active 47 DOM
9. 2026-06-08
   days on market $249,900 Active 46 DOM
10. 2026-06-07
    statusdays on market $249,900 Active 45 DOM
11. 2026-05-14
    status Pending
12. 2026-04-01
    listed $249,900 Active
13. 2020-07-29
    soldstatus $135,000 261-char remark

    Show marketing remark (261 chars)

    This adorable 2 bedroom located in the heart of Calabash is waiting for you! New roof only a couple years old and new gutters. This home is the perfect starter home or retirement home just minutes from local beaches and the great Calabash River and restaurants.

14. 2020-07-29
    soldstatus $135,000

    Show marketing remark (261 chars)

    This adorable 2 bedroom located in the heart of Calabash is waiting for you! New roof only a couple years old and new gutters. This home is the perfect starter home or retirement home just minutes from local beaches and the great Calabash River and restaurants.

15. 2020-06-22
    listed $135,000 261-char remark

    Show marketing remark (261 chars)

    This adorable 2 bedroom located in the heart of Calabash is waiting for you! New roof only a couple years old and new gutters. This home is the perfect starter home or retirement home just minutes from local beaches and the great Calabash River and restaurants.

16. 1999-01-01
    soldstatus $76,000

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $2,049 · $171/mo
• Expected delta: +$1,120/yr (+$93/mo · 120.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $23,137
• − Mortgage interest: −$13,998
• − Property taxes: −$929
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$7,270
• Taxable loss: −$4,011
• Est. tax savings @ 24.0%: +$963
• After-tax cash flow: $1,337/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 — Calabash

• Score: 61/100
• State rank: #487
• US rank: #17866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calabash, NC
• County: Brunswick County · 131,536 people
• City population: 13,313
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 13,313
• Household income: $75,341
• Rent vs Own: 10.4% rent · 89.6% own
• Severe rent burden: 81.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% 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: ▼ -67.90%
• Current HPI: 133.7186
• 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

+228.8% since first listed

6 events — show timeline

• 2026-05-14 Pending — Hive MLS
• 2026-04-01 Listed $249,900 Hive MLS
• 2020-07-29 Sold (Public Records) $135,000 Public Records
• 2020-07-29 Sold (MLS) $135,000 Hive MLS
• 2020-06-22 Listed $135,000 Hive MLS
• 1999-01-01 Sold (Public Records) $76,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $929 · +2.3% YoY. Source: county tax records.