31 Burr Cir · Murrells Inlet, SC 29576

$65,000

2 bd · 2.0 ba · 1,001 sqft · Manufactured · 115 Days on market

Built 1991 Est $67k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.9/15.0
• 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 MLS

Whether you're looking for a permanent residence or a vacation home, this property offers endless potential in a highly desirable community. Don’t miss out on this wonderful opportunity to own a piece of paradise in Inlet Oaks! Inlet Oaks is a 55+ community, with an many community events! The home boast an open-concept living area that offers plenty of natural light and room for gatherings with family and friends. With two well-sized bedrooms, including a master suite, there's ample space to unwind after a day of exploring the beautiful local beaches and attractions.

Key facts

• Clubhouse
• Community pool
• Move in ready

Tags

• MANUFACTURED HOME COMMUNITY
• COMMUNITY POOL
• CLUBHOUSE
• MOVE IN READY
• SHORT DRIVE TO THE BEACH

Property features AI

Finance

• Other: Community outdoor pool
• Financial info: Has land lease (monthly $647); Property is listed for sale; Pets allowed (owner only, with restrictions)
• HOA & community: Monthly association fee; Clubhouse; Owner allowed golf cart; Pet restrictions; Community pool; Recreation area; Golf carts allowed; Senior community

Exterior

• Parking: Driveway parking; 4 parking spaces (total)
• Utilities: Public water; Electricity available; Water available
• Home design: Single-wide mobile home; Resale property; Crawlspace foundation
• Construction: Crawlspace foundation
• Exterior features: Front porch; Rear porch; Screened porch; Deck; Porch; Exterior storage

Interior

• Kitchen: Breakfast bar; Kitchen island; Range; Range hood; Microwave; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom on the first floor
• Flooring: Luxury vinyl / luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, forced air); Central air conditioning
• Interior features: Ceiling fans; Vaulted ceilings; Main-level primary bedroom; Separate shower; Walk-in closet(s); Furnished
• Laundry & utility: Washer hookup; Dryer; Washer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $925 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.4% 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 23d on market — plan ~3-4 weeks tenant-placement turnaround); 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago; this cycle's ask has dropped $5k (7%) 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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. 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: 2.68% ✓
• Cap rate: 23.37%
• Cash-on-cash: 60.97%
• DSCR: 3.71
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $67,067
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
176 Burr Cir	0.02mi	2/2.0	980 (-2%)	14mo	$72,000	$73	84
166 Dubose Loop	0.04mi	2/2.0	980 (-2%)	22mo	$90,000	$92	77
173 Braddock Ct	0.07mi	2/2.0	955 (-5%)	19mo	$55,000	$58	73
15 Burr Cir	0.00mi	2/2.0	924 (-8%)	21mo	$67,000	$73	70
53 Crooked Island Cir	0.55mi	3/2.0 (+1)	1,000 (-0%)	0mo	$67,000	$67	69
10 Acorn Ct	0.12mi	2/2.0	1,130 (+13%)	8mo	$75,000	$66	67
147 Ridgeway Loop	0.08mi	2/2.0	872 (-13%)	11mo	$72,000	$83	66
11 Dover St	0.57mi	3/1.0 (+1)	980 (-2%)	2mo	$28,000	$29	59
29 Oceanside Landing Crooked Island Cir	0.52mi	3/2.0 (+1)	1,064 (+6%)	4mo	$58,500	$55	57
54 Crooked Island Cir	0.59mi	3/2.0 (+1)	920 (-8%)	1mo	$65,000	$71	54
67 Crooked Island Cir	0.65mi	2/2.0	1,100 (+10%)	0mo	$45,000	$41	53
91 Crooked Island Cir	0.62mi	2/2.0	1,120 (+12%)	4mo	$11,500	$10	47

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: 61.7%
• Equity multiple: 3.82×
• Total profit: $51,345
• Equity at exit: $9,692

10-year hold

• IRR: 66.8%
• Equity multiple: 8.32×
• Total profit: $133,192
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $925

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 42%

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: $16,250
• Closing costs: $1,950
• 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	13d	1	0.62mi
13 Muddy Bay Dr Murrells Inlet, SC	2.0–3.0	2.0	1095	$1,801	$1.64	13d	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 40 events

1. 2026-06-18
   days on market $65,000 Active 115 DOM
2. 2026-06-17
   days on market $65,000 Active 114 DOM
3. 2026-06-16
   days on market $65,000 Active 113 DOM
4. 2026-06-15
   price $65,000 Active 112 DOM
5. 2026-06-15
   days on market $68,000 Active 112 DOM
6. 2026-06-14
   days on market $68,000 Active 110 DOM
7. 2026-06-10
   days on market $68,000 Active 107 DOM
8. 2026-06-09
   days on market $68,000 Active 106 DOM
9. 2026-06-08
   days on market $68,000 Active 105 DOM
10. 2026-06-07
    days on market $68,000 Active 104 DOM
11. 2026-06-03
    days on market $68,000 Active 100 DOM
12. 2026-06-03
    price $68,000 Active 99 DOM
13. 2026-06-02
    days on market $69,900 Active 99 DOM
14. 2026-06-01
    days on market $69,900 Active 98 DOM
15. 2026-05-31
    days on market $69,900 Active 97 DOM
16. 2026-05-30
    days on market $69,900 Active 96 DOM
17. 2026-02-23
    listed $69,900 Active
18. 2025-04-25
    soldstatus $65,000 Closed 581-char remark

    Show marketing remark (581 chars)

    Whether you're looking for a permanent residence or a vacation home, this property offers endless potential in a highly desirable community. Don’t miss out on this wonderful opportunity to own a piece of paradise in Inlet Oaks! Inlet Oaks is a 55+ community, with an many community events! The home boast an open-concept living area that offers plenty of natural light and room for gatherings with family and friends. With two well-sized bedrooms, including a master suite, there's ample space to unwind after a day of exploring the beautiful local beaches and attractions.

19. 2025-03-25
    historical Active Under Contract 581-char remark

    Show marketing remark (581 chars)

    Whether you're looking for a permanent residence or a vacation home, this property offers endless potential in a highly desirable community. Don’t miss out on this wonderful opportunity to own a piece of paradise in Inlet Oaks! Inlet Oaks is a 55+ community, with an many community events! The home boast an open-concept living area that offers plenty of natural light and room for gatherings with family and friends. With two well-sized bedrooms, including a master suite, there's ample space to unwind after a day of exploring the beautiful local beaches and attractions.

20. 2025-01-08
    listed $70,000 Active 581-char remark

    Show marketing remark (581 chars)

    Whether you're looking for a permanent residence or a vacation home, this property offers endless potential in a highly desirable community. Don’t miss out on this wonderful opportunity to own a piece of paradise in Inlet Oaks! Inlet Oaks is a 55+ community, with an many community events! The home boast an open-concept living area that offers plenty of natural light and room for gatherings with family and friends. With two well-sized bedrooms, including a master suite, there's ample space to unwind after a day of exploring the beautiful local beaches and attractions.

21. 2020-12-23
    soldstatus $45,900 Closed 681-char remark

    Show marketing remark (681 chars)

    This fully furnished 2 Bedroom 2 Bath Manufactured Home is located in a 55+ Community called Inlet Oaks in beautiful Murrells Inlet. Inlet Oaks features : Clubhouse, Pool, Picnic Area and 3 Fishing Ponds for retired living on the Grand Strand at its best. Your lot rent includes : Trash Pick Up, Pool Service, Common Area Maint/Repair, Management and Pest Control. Pets and Golf Carts are welcome with approval form the community office. This 1991 Horton Manufactured Home has a large master bedroom with a separate living area that has room for a nursery or a sleeper sofa. Don't miss this opportunity to live at a great neighborhood in a reasonably priced home in Murrells Inlet.

22. 2020-12-14
    historical Active Under Contract 681-char remark

    Show marketing remark (681 chars)

    This fully furnished 2 Bedroom 2 Bath Manufactured Home is located in a 55+ Community called Inlet Oaks in beautiful Murrells Inlet. Inlet Oaks features : Clubhouse, Pool, Picnic Area and 3 Fishing Ponds for retired living on the Grand Strand at its best. Your lot rent includes : Trash Pick Up, Pool Service, Common Area Maint/Repair, Management and Pest Control. Pets and Golf Carts are welcome with approval form the community office. This 1991 Horton Manufactured Home has a large master bedroom with a separate living area that has room for a nursery or a sleeper sofa. Don't miss this opportunity to live at a great neighborhood in a reasonably priced home in Murrells Inlet.

23. 2020-10-26
    price $45,900 681-char remark

    Show marketing remark (681 chars)

    This fully furnished 2 Bedroom 2 Bath Manufactured Home is located in a 55+ Community called Inlet Oaks in beautiful Murrells Inlet. Inlet Oaks features : Clubhouse, Pool, Picnic Area and 3 Fishing Ponds for retired living on the Grand Strand at its best. Your lot rent includes : Trash Pick Up, Pool Service, Common Area Maint/Repair, Management and Pest Control. Pets and Golf Carts are welcome with approval form the community office. This 1991 Horton Manufactured Home has a large master bedroom with a separate living area that has room for a nursery or a sleeper sofa. Don't miss this opportunity to live at a great neighborhood in a reasonably priced home in Murrells Inlet.

24. 2020-10-03
    listed $49,500 Active 681-char remark

    Show marketing remark (681 chars)

    This fully furnished 2 Bedroom 2 Bath Manufactured Home is located in a 55+ Community called Inlet Oaks in beautiful Murrells Inlet. Inlet Oaks features : Clubhouse, Pool, Picnic Area and 3 Fishing Ponds for retired living on the Grand Strand at its best. Your lot rent includes : Trash Pick Up, Pool Service, Common Area Maint/Repair, Management and Pest Control. Pets and Golf Carts are welcome with approval form the community office. This 1991 Horton Manufactured Home has a large master bedroom with a separate living area that has room for a nursery or a sleeper sofa. Don't miss this opportunity to live at a great neighborhood in a reasonably priced home in Murrells Inlet.

25. 2019-09-12
    soldstatus $25,900 Sold
26. 2019-08-22
    status Pending
27. 2019-08-13
    status Active
28. 2019-07-08
    status Pending
29. 2019-07-01
    listed $25,900 Active
30. 2019-06-07
    historical
31. 2019-06-04
    price $25,900
32. 2019-05-04
    price $32,000
33. 2019-04-04
    price $35,000
34. 2019-03-20
    price $37,500
35. 2019-03-05
    price $38,000
36. 2019-02-04
    listed $43,000 Active
37. 2016-08-30
    soldstatus $22,000
38. 2016-07-06
    listed $25,900
39. 2012-06-18
    soldstatus $19,000
40. 2012-01-10
    listed $24,900

ⓘ 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: $20,870
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$1,891
• Taxable income: $10,699
• Est. tax owed @ 24.0%: −$2,568
• After-tax cash flow: $8,529/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

+180.7% since first listed

24 events — show timeline

• 2026-02-23 Listed $69,900 CCAR
• 2025-04-25 Sold (MLS) $65,000 CCAR
• 2025-03-25 Contingent — CCAR
• 2025-01-08 Listed $70,000 CCAR
• 2020-12-23 Sold (MLS) $45,900 CCAR
• 2020-12-14 Contingent — CCAR
• 2020-10-26 Price Changed $45,900 CCAR
• 2020-10-03 Listed $49,500 CCAR
• 2019-09-12 Sold (MLS) $25,900 CCAR
• 2019-08-22 Pending — CCAR
• 2019-08-13 Relisted — CCAR
• 2019-07-08 Pending — CCAR
• 2019-07-01 Listed $25,900 CCAR
• 2019-06-07 Listing Removed — CCAR
• 2019-06-04 Price Changed $25,900 CCAR
• 2019-05-04 Price Changed $32,000 CCAR
• 2019-04-04 Price Changed $35,000 CCAR
• 2019-03-20 Price Changed $37,500 CCAR
• 2019-03-05 Price Changed $38,000 CCAR
• 2019-02-04 Listed $43,000 CCAR
• 2016-08-30 Sold (MLS) $22,000 CCAR
• 2016-07-06 Listed $25,900 CCAR
• 2012-06-18 Sold (MLS) $19,000 CCAR
• 2012-01-10 Listed $24,900 CCAR