214 Dogwood Dr · Sunset Beach, NC 28468

$290,000

3 bd · 2.0 ba · 1,299 sqft · Manufactured public records · 16 Days on market

Built 1995 9,148 sqft lot Est $207k · 40% over

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Why this score? — see what drove the F 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 +14.8/30.0
• DSCR +4.5/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable home in the much sought after development of Seaside Station. Easy access to the beach, restaurants, businesses, medical. etc. NO HOA. Three bedroom, 2 bath, conditioned sunroom, 2 nice storage sheds. Home is being sold furnished with a few exceptions.

Key facts

• Close to restaurants
• Inviting front porch
• Natural light

Tags

• NATURAL LIGHT
• CONDITIONED FLEX ROOM
• INVITING FRONT PORCH
• TWO STORAGE BUILDINGS
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Other: Zoning: Sb-Mh-1
• HOA & community: No association amenities

Exterior

• Parking: Gravel, on-site unpaved parking
• Utilities: Public water; Sewer connected; Water connected
• Home design: Manufactured home; Single-story (one level); Entry level: 1
• Construction: Vinyl siding and frame construction; Brick/mortar foundation; Shingle roof; Built on a 0.21-acre lot (approx. 60 x 150)
• Exterior features: Porch; Storm door(s); Storage structure; Has a view

Interior

• Kitchen: Electric oven; Range; Electric range; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Walk-in closet(s); Ceiling fan(s); Storm windows; Window coverings; Furnished
• Laundry & utility: Washer; Dryer; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $77 ($926/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 $229k (21.0% below list).
• Recommended offer: $229k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.3% in Sunset 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 66/100 on livability (#257 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B+, cost of living B; 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: 358 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 33% of the median local income ($83k/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 $9k 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 16 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $250k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $229,228 (21.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.79% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $206,541
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Live Oak Dr SW	0.09mi	3/2.0	1,404 (+8%)	20mo	$258,500	$184	65
528 Live Oak Dr	0.52mi	3/2.0	1,457 (+12%)	2mo	$200,000	$137	54
537 Magnolia Dr	0.55mi	3/1.5	1,440 (+11%)	12mo	$144,900	$101	44
524 Live Oak Dr	0.50mi	2/2.0 (-1)	1,129 (-13%)	12mo	$180,000	$159	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-42,208
• Equity at exit: $43,240

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-30,959
• Equity at exit: $25,074

Cash invested: $81,200 (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 28468

• Active inventory: 358
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,292 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $77

Break-even live

Break-even rent $2,195

Max offer price $290,000

Occupancy floor 92%

Sensitivity live

Price	-10% $241	-5% $159	+0% $77	+5% $-5	+10% $-87
Rent	-10% $-104	-5% $-13	+0% $77	+5% $168	+10% $258
Rate	-1.0pp $223	-0.5pp $151	base $77	+0.5pp $2	+1.0pp $-74

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Great Oak Cir Sunset Beach, NC	3.0	3.0	1501	$2,400	$1.60	25d	1	0.35mi
1790 Queen Anne Unit 1 Sunset Beach, NC	3.0	2.5	1701	$2,150	$1.26	25d	1	0.95mi

Listing history 12 events

1. 2026-06-22
   days on market $290,000 Active 16 DOM
2. 2026-06-18
   days on market $290,000 Active 13 DOM
3. 2026-06-17
   days on market $290,000 Active 12 DOM
4. 2026-06-16
   days on market $290,000 Active 11 DOM
5. 2026-06-15
   days on market $290,000 Active 10 DOM
6. 2026-06-14
   days on market $290,000 Active 8 DOM
7. 2026-06-13
   days on market $290,000 Active 7 DOM
8. 2026-06-10
   days on market $290,000 Active 5 DOM
9. 2026-06-09
   days on market $290,000 Active 4 DOM
10. 2026-06-08
    days on market $290,000 Active 3 DOM
11. 2026-06-07
    remarks 638-char remark
12. 2026-06-07
    listed $290,000 Active 2 DOM

ⓘ 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: $1,105 · $92/mo
• Projected year-2 tax: $2,378 · $198/mo
• Expected delta: +$1,273/yr (+$106/mo · 115.2%)

ⓘ 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 3/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,507
• − Mortgage interest: −$16,245
• − Property taxes: −$1,105
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$8,436
• Taxable loss: −$4,130
• Est. tax savings @ 24.0%: +$991
• After-tax cash flow: $1,917/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 — Sunset Beach

• Score: 66/100
• State rank: #257
• US rank: #11344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunset Beach, NC
• County: Brunswick County · 131,536 people
• City population: 5,154
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 5,154
• Household income: $83,358
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 80.0

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 (88%)
• Race & ethnicity: White 88% Black 5% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Serbian 4% Lithuanian 4% Slovak 4%
• Foreign-born: 4% · Canada, China
• Languages at home: 97% English-only · French/Haitian/Cajun 1% 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: ▼ -259.35%
• Current HPI: 124.6475
• 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

+93.3% since first listed

8 events — show timeline

• 2026-06-05 Listed $290,000 Hive MLS
• 2022-06-27 Sold (Public Records) $250,000 Public Records
• 2022-06-27 Sold (MLS) $250,000 Hive MLS
• 2022-05-09 Pending — Hive MLS
• 2022-05-02 Relisted — Hive MLS
• 2022-04-30 Pending — Hive MLS
• 2022-04-25 Listed $250,000 Hive MLS
• 2006-09-14 Sold (Public Records) $150,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,105 · +0.0% YoY. Source: county tax records.