Tate Plan · Bolivia, NC 28422

$254,990

3 bd · 2.5 ba · 1,326 sqft · Townhouse · 108 Days on market

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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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Wake up to coastal charm and everyday convenience at Middle Creek Village Coastal Cottages, where life moves at a more relaxed pace just minutes from the Shallotte Riverwalk and the shores of Oak Island. The Tate floorplan brings this lifestyle home with a stylish, functional design that makes both relaxing and entertaining effortless. Start your mornings on the spacious front porch, then step inside to an open-concept layout that maximizes living space without feeling crowded. The great room flows seamlessly into a gourmet kitchen featuring a large eat-at island and a dedicated dining area-perfect for gathering with friends or enjoying quiet nights at home. Upstairs, two generously sized b

Key facts

• Open floor plan
• Eat-at island
• Front porch

Tags

• FRONT PORCH
• OUTDOOR LIVING SPACE
• OPEN FLOOR PLAN
• GOURMET KITCHEN
• EAT-AT ISLAND
• WALK-IN CLOSETS

Property features AI

Finance

• Other: Address: 1508 Pine Log Trl NE, Bolivia NC 28422
• Financial info: List price $247,990

Exterior

• Home design: New construction plan; Tate plan
• Exterior features: Living area approximately 1,326

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan named Tate; Active listing

🏗️ New construction. The $254,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $205,530.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/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 $227k (11.0% below list).
• Recommended offer: $227k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 8.5% vs local median 4.8% in Bolivia — 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 59/100 on livability (#549 in NC) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, cost of living B; Watch: schools 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.
• Market conditions: 569 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 39% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $6k 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 108 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.

Recommended offer $226,978 (11.0% 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 11% 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 D-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. 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: 1.10% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $205,530
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1554 Sayer Rd NE	0.28mi	3/2.5	1,442 (+9%)	15mo	$216,000	$150	60
1558 Sayer Rd NE	0.28mi	3/2.5	1,442 (+9%)	15mo	$224,025	$155	60
1565 Sayer Rd NE	0.31mi	3/2.5	1,442 (+9%)	19mo	$246,570	$171	55
1561 Sayer Rd NE	0.31mi	3/2.5	1,442 (+9%)	20mo	$223,620	$155	54
1557 Sayer Rd NE	0.31mi	3/2.5	1,442 (+9%)	20mo	$237,575	$165	54

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-9,530
• Equity at exit: $30,645

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $22,411
• Equity at exit: $17,770

Cash invested: $57,548 (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 28422

• Home prices YoY: -23.8%
• Active inventory: 569
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,270 medium
• Mortgage (P&I): −$1,078
• Tax est. 1.5%: −$257 /mo · $3,083/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $373

Break-even live

Break-even rent $1,798

Max offer price $205,530

Occupancy floor 79%

Sensitivity live

Price	-10% $515	-5% $444	+0% $373	+5% $302	+10% $231
Rent	-10% $193	-5% $283	+0% $373	+5% $462	+10% $552
Rate	-1.0pp $476	-0.5pp $425	base $373	+0.5pp $319	+1.0pp $265

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: $51,382
• Closing costs: $6,166
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Knox St Bolivia, NC	3.0	2.0	1569	$2,200	$1.40	24d	1	1.32mi

Listing history 15 events

1. 2026-06-18
   days on market $254,990 Active 108 DOM
2. 2026-06-17
   days on market $254,990 Active 107 DOM
3. 2026-06-16
   days on market $254,990 Active 106 DOM
4. 2026-06-15
   days on market $254,990 Active 105 DOM
5. 2026-06-14
   days on market $254,990 Active 103 DOM
6. 2026-06-13
   days on market $254,990 Active 102 DOM
7. 2026-06-10
   days on market $254,990 Active 100 DOM
8. 2026-06-09
   days on market $254,990 Active 99 DOM
9. 2026-06-08
   days on market $254,990 Active 98 DOM
10. 2026-06-07
    days on market $254,990 Active 97 DOM
11. 2026-06-05
    days on market $254,990 Active 94 DOM
12. 2026-06-02
    days on market $254,990 Active 92 DOM
13. 2026-06-01
    days on market $254,990 Active 91 DOM
14. 2026-05-31
    days on market $254,990 Active 90 DOM
15. 2026-05-30
    days on market $254,990 Active 89 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,237
• − Mortgage interest: −$11,513
• − Property taxes: −$3,083
• − Insurance: −$1,028
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − Depreciation: −$5,979
• Taxable income: $1,277
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $4,167/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 — Bolivia

• Score: 59/100
• State rank: #549
• US rank: #20206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 131,536 people
• City population: 10,059
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 10,059
• Household income: $69,412
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 243.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 8% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -44.19%
• Current HPI: 141.1956
• 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