1396 Stanley Rd SW · Holden Beach, NC 28462

$239,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 89 Days on market

Built 2025 0.46 ac lot Est $192k · 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 +12.0/30.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• 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

Move-in ready & new- this beautifully maintained home sits on a spacious 0.40-acre lot and offers the perfect blend of comfort and convenience. Inside, you'll find an open layout with trending neutral colors that create a clean, modern feel throughout. The property also features a workshop with a two-bay garage--ideal for storage, hobbies, or additional workspace. Save on storage and keep your boat, your RV, extra toys in your own space. Located just minutes to everything the coastal life offers. You're within 15 minutes of the beach, boat launches, golf, shopping, schools, and medical facilities. Enjoy everything the area has to offer, from excellent fishing to some of the best loca

Key facts

• Minutes to beach
• Two-bay garage
• 0.40-acre lot

Tags

• TWO-BAY GARAGE
• 0.40-ACRE LOT
• MINUTES TO BEACH
• BOAT LAUNCHES
• EXCELLENT FISHING

Property features AI

Exterior

• Parking: On-site parking; 2 total parking spaces; 2-car garage
• Utilities: Public water; Water connected; Septic tank
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding; Frame construction
• Exterior features: Shingle roof; No patio or porch; No fencing; Has view; Paved road access

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Walk-in closet(s); Kitchen island; Crawl space basement
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $-58 ($-691/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (15.6% below list).
• Recommended offer: $203k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% in Holden 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 65/100 on livability (#334 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing A; Watch: cost of living D, health & safety D, amenities 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: Virginia Williamson Elem (math 50% / reading 49%, grade D, #417 of 1,410 statewide, top 32%, 502 students, 99% FRL); Cedar Grove Middle (math 30% / reading 36%, grade F, #305 of 475 statewide, top 65%, 434 students, 99% 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: 506 active listings in the ZIP; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 40% of the median local income ($60k/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 $7k 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 89 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $60k; list at $240k implies a 300% 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 $202,569 (15.6% 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 89 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $191,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1219 Madera Pl SW	0.38mi	3/2.0	1,012 (-10%)	7mo	$75,000	$74	60
1386 Stanley Rd SW	0.02mi	3/2.0	980 (-12%)	22mo	$167,500	$171	60

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-42,512
• Equity at exit: $35,770

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-41,618
• Equity at exit: $20,742

Cash invested: $67,172 (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 28462

• Active inventory: 506
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,026 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-58

Break-even live

Break-even rent $2,099

Max offer price $231,565

Occupancy floor 98%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $239,900 Active 89 DOM
2. 2026-06-17
   days on market $239,900 Active 88 DOM
3. 2026-06-16
   days on market $239,900 Active 87 DOM
4. 2026-06-15
   days on market $239,900 Active 86 DOM
5. 2026-06-14
   days on market $239,900 Active 84 DOM
6. 2026-06-13
   days on market $239,900 Active 83 DOM
7. 2026-06-10
   days on market $239,900 Active 81 DOM
8. 2026-06-09
   days on market $239,900 Active 80 DOM
9. 2026-06-08
   days on market $239,900 Active 79 DOM
10. 2026-06-07
    days on market $239,900 Active 78 DOM
11. 2026-06-05
    days on market $239,900 Active 75 DOM
12. 2026-06-03
    days on market $239,900 Active 74 DOM
13. 2026-06-02
    days on market $239,900 Active 73 DOM
14. 2026-06-01
    days on market $239,900 Active 72 DOM
15. 2026-05-31
    days on market $239,900 Active 71 DOM
16. 2026-05-30
    days on market $239,900 Active 70 DOM
17. 2026-05-19
    price $239,900
18. 2026-03-21
    listed $244,000 Active
19. 2016-09-16
    historical
20. 2015-10-24
    listed $49,900
21. 2009-09-04
    soldstatus $60,000
22. 2009-08-04
    historical
23. 2008-08-04
    listed $69,900

ⓘ 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 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: $24,308
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$6,979
• Taxable loss: −$4,796
• Est. tax savings @ 24.0%: +$1,151
• After-tax cash flow: $460/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 — Holden Beach

• Score: 65/100
• State rank: #334
• US rank: #13586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 131,536 people
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 12,340
• Household income: $60,349
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 269.0

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 (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 4% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · 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: ▼ -259.44%
• Current HPI: 144.2462
• 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

+243.2% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $239,900 Hive MLS
• 2026-03-21 Listed $244,000 Hive MLS
• 2016-09-16 Listing Removed — Hive MLS
• 2015-10-24 Listed $49,900 Hive MLS
• 2009-09-04 Sold (Public Records) $60,000 Public Records
• 2009-08-04 Listing Removed — Hive MLS
• 2008-08-04 Listed $69,900 Hive MLS

Property tax history

+0.7%/yr

Latest (2025): $148 · +0.0% YoY. Source: county tax records.