839 Magnolia Dr · Sunset Beach, NC 28468

$269,900

3 bd · 2.0 ba · 1,272 sqft · Manufactured public records · 79 Days on market

Built 2011 8,712 sqft lot Est $216k · 25% 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 +13.1/30.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• 1% rule +2.6/10.0
• 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

PRICED TO SELL QUICKLY!!! Immaculate double wide located in a very desirable section of Seaside Station. Rarely used by the owners. Looks like a brand new home. .. very well maintained. Unfurnished 3 bedrooms, 2 full bathrooms, extra large tub in master bedroom. Huge screened-in porch. Workshop/Storage Shed. Close to grocery store, shopping, restaurants. Walking distance to Intercoastal Waterway, minutes to Sunset Beach, short drive to Ocean Isle Beach.

Key facts

• Summer oasis
• Fence and pool
• 30 amp service

Tags

• NEW ROOF
• FRONT AND BACK PORCHES
• FENCE AND POOL
• 30 AMP SERVICE
• TWO STORAGE UNITS
• SUMMER OASIS

Property features AI

Finance

• Other: Zoning: Sb-Mh-1; Lot dimensions approximately 59 x 150; Located in Seaside Station subdivision; Directions: Take Seaside Rd between CVS and Walgreens, turn right on Magnolia Dr, house is on the right
• HOA & community: No association amenities

Exterior

• Parking: On-site parking; Concrete parking pad
• Utilities: Sewer connected; Water connected
• Home design: Manufactured home; One level; Residential property
• Construction: Vinyl siding with frame construction; Brick/mortar foundation
• Exterior features: Enclosed, screened, front and rear porches; Back yard fencing; Shed(s) and storage; Has view; Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Vented exhaust fan
• Bedrooms: 6 total rooms (bedrooms included)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Walk-in closets; Ceiling fans; Window coverings
• Laundry & utility: Washer; Dryer; Laundry located in hall; Crawl space foundation access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $-8 ($-97/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (23.9% below list).
• Recommended offer: $205k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 362 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 79 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $139k; list at $270k implies a 94% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,376 (23.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.76% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $216,240
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7272 Brigadier Ave SW	0.17mi	3/2.0	1,294 (+2%)	9mo	$220,000	$170	82
7249 Lula St SW	0.28mi	3/2.0	1,216 (-4%)	1mo	$198,000	$163	79
729 Magnolia Dr	0.30mi	3/2.0	1,216 (-4%)	3mo	$210,000	$173	76
635 Dogwood Dr	0.47mi	3/2.0	1,296 (+2%)	1mo	$252,000	$194	74
827 Salt Marsh St	0.10mi	3/2.0	1,430 (+12%)	4mo	$275,000	$192	71
632 Live Oak Dr	0.49mi	2/1.5 (-1)	1,350 (+6%)	8mo	$181,000	$134	53
718 Dogwood Dr	0.35mi	3/2.0	1,152 (-9%)	23mo	$220,000	$191	49
528 Live Oak Dr	0.74mi	3/2.0	1,457 (+14%)	2mo	$200,000	$137	40
537 Magnolia Dr	0.70mi	3/1.5	1,440 (+13%)	12mo	$144,900	$101	33

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-44,366
• Equity at exit: $40,243

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-39,758
• Equity at exit: $23,336

Cash invested: $75,572 (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: 362
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-8

Break-even live

Break-even rent $2,064

Max offer price $268,466

Occupancy floor 95%

Sensitivity live

Price	-10% $145	-5% $68	+0% $-8	+5% $-85	+10% $-161
Rent	-10% $-170	-5% $-89	+0% $-8	+5% $73	+10% $154
Rate	-1.0pp $128	-0.5pp $61	base $-8	+0.5pp $-78	+1.0pp $-149

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1790 Queen Anne Unit 1 Sunset Beach, NC	3.0	2.5	1701	$2,150	$1.26	24d	1	0.40mi
1407 Sunset Creek Way Ocean Isle Beach, NC	1.0–2.0	1.0–2.0	872	$1,535	$1.76	14d	25	0.73mi
246 Arnette Dr Unit B Ocean Isle Beach, NC	3.0	2.5	1566	$1,850	$1.18	24d	1	0.84mi
249A Arnette Dr Sunset Beach, NC	3.0	2.5	1513	$1,975	$1.31	24d	1	0.87mi
241 Arnette Dr Unit A Sunset Beach, NC	3.0	2.5	1566	$1,675	$1.07	21d	1	0.88mi
1950 Ocean View Dr SW Ocean Isle Beach, NC	3.0	2.0	1356	$2,250	$1.66	24d	1	0.88mi
495 Great Oak Cir Sunset Beach, NC	3.0	3.0	1501	$2,400	$1.60	24d	1	0.96mi
6900 13th St SW Ocean Isle Beach, NC	3.0	1.0	1856	$1,650	$0.89	24d	1	1.06mi

Listing history 8 events

1. 2026-05-19
   status Pending
2. 2026-05-13
   price $269,900
3. 2026-03-25
   price $275,000
4. 2026-02-28
   listed $285,000 Active
5. 2018-07-16
   soldstatus $139,000 457-char remark

   Show marketing remark (457 chars)

   PRICED TO SELL QUICKLY!!! Immaculate double wide located in a very desirable section of Seaside Station. Rarely used by the owners. Looks like a brand new home. .. very well maintained. Unfurnished 3 bedrooms, 2 full bathrooms, extra large tub in master bedroom. Huge screened-in porch. Workshop/Storage Shed. Close to grocery store, shopping, restaurants. Walking distance to Intercoastal Waterway, minutes to Sunset Beach, short drive to Ocean Isle Beach.

6. 2018-07-16
   soldstatus $139,000

   Show marketing remark (457 chars)

   PRICED TO SELL QUICKLY!!! Immaculate double wide located in a very desirable section of Seaside Station. Rarely used by the owners. Looks like a brand new home. .. very well maintained. Unfurnished 3 bedrooms, 2 full bathrooms, extra large tub in master bedroom. Huge screened-in porch. Workshop/Storage Shed. Close to grocery store, shopping, restaurants. Walking distance to Intercoastal Waterway, minutes to Sunset Beach, short drive to Ocean Isle Beach.

7. 2018-04-05
   listed $142,900 457-char remark

   Show marketing remark (457 chars)

   PRICED TO SELL QUICKLY!!! Immaculate double wide located in a very desirable section of Seaside Station. Rarely used by the owners. Looks like a brand new home. .. very well maintained. Unfurnished 3 bedrooms, 2 full bathrooms, extra large tub in master bedroom. Huge screened-in porch. Workshop/Storage Shed. Close to grocery store, shopping, restaurants. Walking distance to Intercoastal Waterway, minutes to Sunset Beach, short drive to Ocean Isle Beach.

8. 2007-11-06
   soldstatus $75,000

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $2,213 · $184/mo
• Expected delta: +$980/yr (+$82/mo · 79.5%)

ⓘ 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 · 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: $24,645
• − Mortgage interest: −$15,119
• − Property taxes: −$1,233
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$7,852
• Taxable loss: −$4,851
• Est. tax savings @ 24.0%: +$1,164
• After-tax cash flow: $1,067/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

+259.9% since first listed

8 events — show timeline

• 2026-05-19 Pending — Hive MLS
• 2026-05-13 Price Changed $269,900 Hive MLS
• 2026-03-25 Price Changed $275,000 Hive MLS
• 2026-02-28 Listed $285,000 Hive MLS
• 2018-07-16 Sold (Public Records) $139,000 Public Records
• 2018-07-16 Sold (MLS) $139,000 Hive MLS
• 2018-04-05 Listed $142,900 Hive MLS
• 2007-11-06 Sold (Public Records) $75,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,233 · +0.0% YoY. Source: county tax records.