112 Village Ct · Murrells Inlet, SC 29576

$119,999

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 132 Days on market

Built 1984 Est $105k · 14% over ↓ 20% since listing

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Why this score? — see what drove the C+ 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
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Quiet Inlet/ Beach Living in Inlet Oaks Village- a 55+ Community which offers a pool, clubhouse, and many activities for residents to enjoy. Beautiful 3 Bed/ 2 Bath Home on a Large Corner Lot with a Front Screened Porch in the Heart of Murrells Inlet- short ride to the Inlet Marsh Walk, Marinas, Brookgreen Gardens, Huntington State Park, Garden City Beach, Inlet Square Mall, Grocery Shopping, Waccamaw Hospital, and plenty of Yummy Restaurants. Pet friendly. Large Living room and Dining room. Shingled Roof. Vinyl Siding. Fresh Paint inside and out. New Ceiling Fans throughout. New flooring throughout. New fixtures. New window treatments. Large Kitchen- Refrigerator, Range, Dishwasher, Pantry

Key facts

• Front screened porch
• Clubhouse
• Community pool

Tags

• COMMUNITY POOL
• CLUBHOUSE
• LARGE CORNER LOT
• FRONT SCREENED PORCH
• SHORT WALK TO COMMUNITY LAKES
• BEAUTIFULLY LANDSCAPED YARD

Property features AI

Finance

• Financial info: Has land lease: $648 monthly; Property offered for sale; Pets allowed (owner only)
• HOA & community: Monthly association fee; Community clubhouse; Community pool (outdoor); Golf carts allowed (owner); Motorcycles allowed (owner); Pet restrictions; Recreation area; Senior community

Exterior

• Parking: Driveway parking; 3 total parking spaces
• Security: Smoke detectors
• Utilities: Public water; Sewer available; Electricity available; Cable available; Phone available
• Home design: Double wide mobile home; Resale condition; Rectangular lot; Located outside city limits; Zoned MHP
• Construction: Vinyl siding; Crawlspace foundation
• Exterior features: Front porch; Porch (screened); Screened porch; Storage

Interior

• Kitchen: Range; Range hood; Dishwasher; Refrigerator; Kitchen exhaust fan
• Bedrooms: Bedroom on main level; Primary bedroom on main level
• Flooring: Luxury vinyl; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms; Garden tub and separate shower; Dual sinks and vanity
• Heating & cooling: Central heating (electric, forced air); Central air conditioning
• Interior features: Ceiling fans; Dual sinks; Garden tub / Roman tub; Main level primary bedroom; Split bedroom layout; Separate shower; Vanity; Walk-in closets; Window treatments
• Laundry & utility: Washer hookup; Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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; 4 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 34% 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts 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.

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 $105,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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: 1.67% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.05%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $105,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Burr Cir	0.08mi	3/2.0	1,440 (-4%)	10mo	$25,000	$17	81
106 Inlet Oaks Village Ct	0.01mi	3/2.0	1,357 (-10%)	8mo	$95,000	$70	77
74 Boone Loop	0.23mi	3/2.0	1,350 (-10%)	1mo	$130,000	$96	72
22 Crooked Island Cir	0.52mi	3/2.0	1,431 (-5%)	0mo	$65,000	$45	68
8 Buccaneer St	0.44mi	3/2.0	1,400 (-7%)	1mo	$59,000	$42	67
163 Crooked Island Cir	0.32mi	3/2.0	1,344 (-10%)	3mo	$75,000	$56	65
832 Rusty Anchor Ct	0.59mi	3/2.0	1,578 (+5%)	3mo	$195,000	$124	61
983 Live Oak South Marlin Cir	0.69mi	3/2.0	1,500 (0%)	8mo	$278,000	$185	61
100 Crooked Island Cir	0.51mi	3/2.0	1,344 (-10%)	1mo	$40,000	$30	58
927 Trout Ct	0.71mi	3/2.0	1,568 (+4%)	2mo	$225,000	$143	57
59 Crooked Island Cir	0.47mi	3/2.0	1,300 (-13%)	6mo	$85,000	$65	50
894 S Marlin Cir	0.75mi	3/2.0	1,680 (+12%)	6mo	$207,000	$123	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: 22.9%
• Equity multiple: 1.96×
• Total profit: $32,238
• Equity at exit: $17,892

10-year hold

• IRR: 31.9%
• Equity multiple: 4.12×
• Total profit: $104,791
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,009 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $757

Break-even live

Break-even rent $1,050

Max offer price $119,999

Occupancy floor 57%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Muddy Bay Dr Murrells Inlet, SC	2.0–3.0	2.0	1095	$2,116	$1.93	14d	13	1.20mi
50 Turning Stone Boulelvard Murrells Inlet, SC	3.0	2.0	1350	$1,750	$1.30	23d	1	1.30mi
66 Turning Stone Boulelvard Unit 1 Murrells Inlet, SC	3.0	2.0	1350	$1,595	$1.18	23d	1	1.31mi
66 Turning Stone Blvd Murrells Inlet, SC	3.0	2.0	1450	$1,700	$1.17	23d	1	1.33mi

Listing history 33 events

1. 2026-06-18
   days on market $119,999 Active 132 DOM
2. 2026-06-17
   days on market $119,999 Active 131 DOM
3. 2026-06-16
   days on market $119,999 Active 130 DOM
4. 2026-06-15
   days on market $119,999 Active 129 DOM
5. 2026-06-14
   days on market $119,999 Active 127 DOM
6. 2026-06-10
   days on market $119,999 Active 124 DOM
7. 2026-06-09
   days on market $119,999 Active 123 DOM
8. 2026-06-08
   days on market $119,999 Active 122 DOM
9. 2026-06-07
   days on market $119,999 Active 121 DOM
10. 2026-06-03
    days on market $119,999 Active 117 DOM
11. 2026-06-02
    days on market $119,999 Active 116 DOM
12. 2026-06-01
    days on market $119,999 Active 115 DOM
13. 2026-05-31
    days on market $119,999 Active 114 DOM
14. 2026-05-30
    days on market $119,999 Active 113 DOM
15. 2026-04-02
    status Active
16. 2026-04-02
    price $119,999
17. 2026-03-31
    historical
18. 2026-02-04
    listed $124,900 Active
19. 2026-01-31
    historical
20. 2025-12-03
    listed $124,900 Active
21. 2025-11-30
    historical
22. 2025-11-01
    status Active
23. 2025-11-01
    price $124,999
24. 2025-10-31
    historical
25. 2025-10-02
    listed $129,999 Active
26. 2025-09-30
    historical
27. 2025-09-23
    price $129,999
28. 2025-09-04
    listed $135,999 Active
29. 2025-09-01
    historical
30. 2025-08-19
    price $139,999
31. 2025-08-04
    listed $144,900 Active
32. 2025-07-31
    historical
33. 2025-07-04
    listed $149,900 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: $24,102
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$3,491
• Taxable income: $7,633
• Est. tax owed @ 24.0%: −$1,832
• After-tax cash flow: $7,257/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

-19.9% since first listed

19 events — show timeline

• 2026-04-02 Relisted — CCAR
• 2026-04-02 Price Changed $119,999 CCAR
• 2026-03-31 Listing Removed — CCAR
• 2026-02-04 Listed $124,900 CCAR
• 2026-01-31 Listing Removed — CCAR
• 2025-12-03 Listed $124,900 CCAR
• 2025-11-30 Listing Removed — CCAR
• 2025-11-01 Relisted — CCAR
• 2025-11-01 Price Changed $124,999 CCAR
• 2025-10-31 Listing Removed — CCAR
• 2025-10-02 Listed $129,999 CCAR
• 2025-09-30 Listing Removed — CCAR
• 2025-09-23 Price Changed $129,999 CCAR
• 2025-09-04 Listed $135,999 CCAR
• 2025-09-01 Listing Removed — CCAR
• 2025-08-19 Price Changed $139,999 CCAR
• 2025-08-04 Listed $144,900 CCAR
• 2025-07-31 Listing Removed — CCAR
• 2025-07-04 Listed $149,900 CCAR