820 Magnolia Dr · Sunset Beach, NC 28468

$259,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured public records · 223 Days on market

Built 2018 0.28 ac lot Est $197k · 32% 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 +12.1/30.0
• Schools +3.9/10.0
• DSCR +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

What are the three most important things to think about when buying a home? Location, location and location. Check, check and check! Look no further for your beach get away, as this 2018 Clayton single wide manufactured home in the popular Seaside Station area of Sunset Beach is For Sale! ''Energy Smart'' one owner home, is on a deeded lot with three bedrooms, two bathrooms and has about 1200+/-HTSQFT. Some of the features include a laundry room, spacious side deck (24' x 16') built-ins, transom windows, farmer's sink, recessed LED lights, ceiling beams, entertainment center in the living area, split floor plan, permanent foundation, concrete driveway, exterior storage shed, county water and county sewer. No Home Owners Association. Are you looking for a primary residence or a beach retreat? This may be the home you have been waiting for. Seaside Station is convenient to the island of Sunset Beach, fishing, shopping, golf courses, NC Wildlife boat ramp, grocery/drugstores, post office and restaurants. Less than an hour to Historic Wilmington or Myrtle Beach, SC. Location, location and location. Call today!

Key facts

• Transom windows
• Laundry room
• Spacious side deck

Tags

• LAUNDRY ROOM
• SPACIOUS SIDE DECK
• BUILT-INS
• TRANSOM WINDOWS
• FARMER'S SINK
• RECESSED LED LIGHTS

Property features AI

Exterior

• Parking: Concrete on-site parking
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Water available; Lighting and programmable thermostat (energy-efficient features); Electric service
• Home design: Manufactured home (residential); One level / single-story; Entry level: 1; Facing: has view
• Construction: Vinyl siding; See remarks for additional construction details; Shingle roof; Brick/mortar permanent foundation; Built as a manufactured home
• Exterior features: Deck; Patio/porch - see remarks; On waterfront with pond view; Open lot; Paved road frontage; City street and state road access; Shed(s); Smoke detector(s)

Interior

• Kitchen: Electric oven; Refrigerator; Dishwasher
• Bedrooms: Master downstairs
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Heat pump; Electric heating; Has cooling
• Interior features: Master bedroom on the main level; Walk-in closet(s); High ceilings; Entrance foyer; Ceiling fan(s); Pantry; Window coverings; Unfurnished
• Laundry & utility: Washer hookup; Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $-59 ($-708/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (26.0% below list).
• Recommended offer: $192k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 3 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 223 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $39k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $192,359 (26.0% 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 223 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $197,220
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 Magnolia Dr	0.17mi	3/2.0	1,216 (+7%)	3mo	$210,000	$173	79
7284 Odell St SW	0.26mi	2/2.0 (-1)	1,063 (-7%)	1mo	$244,000	$230	71
7249 Lula St SW	0.39mi	3/2.0	1,216 (+7%)	1mo	$198,000	$163	70
718 Dogwood Dr	0.23mi	3/2.0	1,152 (+1%)	23mo	$220,000	$191	69
635 Dogwood Dr	0.34mi	3/2.0	1,296 (+14%)	1mo	$252,000	$194	60
7272 Brigadier Ave SW	0.29mi	3/2.0	1,294 (+14%)	9mo	$220,000	$170	56
524 Live Oak Dr	0.64mi	2/2.0 (-1)	1,129 (-1%)	12mo	$180,000	$159	54
1563 Gate 2 SW	0.73mi	3/2.0	1,064 (-7%)	10mo	$161,000	$151	46
1727 Angier St SW	0.32mi	2/2.0 (-1)	979 (-14%)	23mo	$205,000	$209	38
528 Dogwood Dr	0.62mi	2/2.0 (-1)	980 (-14%)	12mo	$89,900	$92	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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-45,977
• Equity at exit: $38,752

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-45,300
• Equity at exit: $22,471

Cash invested: $72,772 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-59

Break-even live

Break-even rent $1,998

Max offer price $249,478

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1407 Sunset Creek Way Ocean Isle Beach, NC	1.0–2.0	1.0–2.0	872	$1,535	$1.76	14d	25	0.80mi
1950 Ocean View Dr SW Ocean Isle Beach, NC	3.0	2.0	1356	$2,250	$1.66	23d	1	0.99mi
165 Royal Poste Rd #2912 Sunset Beach, NC	2.0	2.0	861	$1,500	$1.74	23d	1	1.38mi

Listing history 41 events

1. 2026-06-18
   days on market $259,900 Active 223 DOM
2. 2026-06-17
   days on market $259,900 Active 222 DOM
3. 2026-06-16
   days on market $259,900 Active 221 DOM
4. 2026-06-15
   days on market $259,900 Active 220 DOM
5. 2026-06-14
   days on market $259,900 Active 218 DOM
6. 2026-06-13
   days on market $259,900 Active 217 DOM
7. 2026-06-10
   days on market $259,900 Active 215 DOM
8. 2026-06-09
   days on market $259,900 Active 214 DOM
9. 2026-06-08
   days on market $259,900 Active 213 DOM
10. 2026-06-07
    days on market $259,900 Active 212 DOM
11. 2026-06-05
    days on market $259,900 Active 209 DOM
12. 2026-06-03
    days on market $259,900 Active 208 DOM
13. 2026-06-02
    days on market $259,900 Active 207 DOM
14. 2026-06-01
    days on market $259,900 Active 206 DOM
15. 2026-05-31
    days on market $259,900 Active 205 DOM
16. 2026-05-30
    days on market $259,900 Active 204 DOM
17. 2026-04-28
    price $259,900
18. 2026-02-13
    price $264,000
19. 2025-12-18
    price $268,500
20. 2025-11-12
    price $275,500
21. 2025-11-08
    price $274,500
22. 2025-06-19
    historical
23. 2025-03-31
    price $287,900
24. 2025-03-18
    price $294,500
25. 2025-03-18
    price $194,500
26. 2025-01-21
    listed $274,500 Active
27. 2025-01-21
    listed $299,000 Active
28. 2023-07-20
    soldstatus $225,000 Closed 1124-char remark

    Show marketing remark (1124 chars)

    What are the three most important things to think about when buying a home? Location, location and location. Check, check and check! Look no further for your beach get away, as this 2018 Clayton single wide manufactured home in the popular Seaside Station area of Sunset Beach is For Sale! ''Energy Smart'' one owner home, is on a deeded lot with three bedrooms, two bathrooms and has about 1200+/-HTSQFT. Some of the features include a laundry room, spacious side deck (24' x 16') built-ins, transom windows, farmer's sink, recessed LED lights, ceiling beams, entertainment center in the living area, split floor plan, permanent foundation, concrete driveway, exterior storage shed, county water and county sewer. No Home Owners Association. Are you looking for a primary residence or a beach retreat? This may be the home you have been waiting for. Seaside Station is convenient to the island of Sunset Beach, fishing, shopping, golf courses, NC Wildlife boat ramp, grocery/drugstores, post office and restaurants. Less than an hour to Historic Wilmington or Myrtle Beach, SC. Location, location and location. Call today!

29. 2023-07-20
    soldstatus $225,000

    Show marketing remark (1124 chars)

    What are the three most important things to think about when buying a home? Location, location and location. Check, check and check! Look no further for your beach get away, as this 2018 Clayton single wide manufactured home in the popular Seaside Station area of Sunset Beach is For Sale! ''Energy Smart'' one owner home, is on a deeded lot with three bedrooms, two bathrooms and has about 1200+/-HTSQFT. Some of the features include a laundry room, spacious side deck (24' x 16') built-ins, transom windows, farmer's sink, recessed LED lights, ceiling beams, entertainment center in the living area, split floor plan, permanent foundation, concrete driveway, exterior storage shed, county water and county sewer. No Home Owners Association. Are you looking for a primary residence or a beach retreat? This may be the home you have been waiting for. Seaside Station is convenient to the island of Sunset Beach, fishing, shopping, golf courses, NC Wildlife boat ramp, grocery/drugstores, post office and restaurants. Less than an hour to Historic Wilmington or Myrtle Beach, SC. Location, location and location. Call today!

30. 2023-06-12
    status Pending 1124-char remark

    Show marketing remark (1124 chars)

    What are the three most important things to think about when buying a home? Location, location and location. Check, check and check! Look no further for your beach get away, as this 2018 Clayton single wide manufactured home in the popular Seaside Station area of Sunset Beach is For Sale! ''Energy Smart'' one owner home, is on a deeded lot with three bedrooms, two bathrooms and has about 1200+/-HTSQFT. Some of the features include a laundry room, spacious side deck (24' x 16') built-ins, transom windows, farmer's sink, recessed LED lights, ceiling beams, entertainment center in the living area, split floor plan, permanent foundation, concrete driveway, exterior storage shed, county water and county sewer. No Home Owners Association. Are you looking for a primary residence or a beach retreat? This may be the home you have been waiting for. Seaside Station is convenient to the island of Sunset Beach, fishing, shopping, golf courses, NC Wildlife boat ramp, grocery/drugstores, post office and restaurants. Less than an hour to Historic Wilmington or Myrtle Beach, SC. Location, location and location. Call today!

31. 2022-12-10
    listed $240,000 Active 1124-char remark

    Show marketing remark (1124 chars)

    What are the three most important things to think about when buying a home? Location, location and location. Check, check and check! Look no further for your beach get away, as this 2018 Clayton single wide manufactured home in the popular Seaside Station area of Sunset Beach is For Sale! ''Energy Smart'' one owner home, is on a deeded lot with three bedrooms, two bathrooms and has about 1200+/-HTSQFT. Some of the features include a laundry room, spacious side deck (24' x 16') built-ins, transom windows, farmer's sink, recessed LED lights, ceiling beams, entertainment center in the living area, split floor plan, permanent foundation, concrete driveway, exterior storage shed, county water and county sewer. No Home Owners Association. Are you looking for a primary residence or a beach retreat? This may be the home you have been waiting for. Seaside Station is convenient to the island of Sunset Beach, fishing, shopping, golf courses, NC Wildlife boat ramp, grocery/drugstores, post office and restaurants. Less than an hour to Historic Wilmington or Myrtle Beach, SC. Location, location and location. Call today!

32. 2020-08-27
    historical
33. 2020-06-22
    listed $176,000
34. 2019-12-31
    historical
35. 2019-06-27
    listed $182,000
36. 2018-01-25
    soldstatus $22,000
37. 2018-01-24
    soldstatus $22,000
38. 2016-07-10
    listed $27,000
39. 2016-01-25
    historical
40. 2015-11-24
    listed $33,000
41. 2001-01-01
    soldstatus $43,000

ⓘ 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: $1,289 · $107/mo
• Projected year-2 tax: $2,131 · $178/mo
• Expected delta: +$842/yr (+$70/mo · 65.4%)

ⓘ 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: $23,083
• − Mortgage interest: −$14,558
• − Property taxes: −$1,289
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$7,561
• Taxable loss: −$5,318
• Est. tax savings @ 24.0%: +$1,276
• After-tax cash flow: $568/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

+504.4% since first listed

25 events — show timeline

• 2026-04-28 Price Changed $259,900 Hive MLS
• 2026-02-13 Price Changed $264,000 Hive MLS
• 2025-12-18 Price Changed $268,500 Hive MLS
• 2025-11-12 Price Changed $275,500 Hive MLS
• 2025-11-08 Price Changed $274,500 Hive MLS
• 2025-06-19 Listing Removed — Hive MLS
• 2025-03-31 Price Changed $287,900 Hive MLS
• 2025-03-18 Price Changed $294,500 Hive MLS
• 2025-03-18 Price Changed $194,500 Hive MLS
• 2025-01-21 Listed $299,000 Hive MLS
• 2025-01-21 Listed $274,500 Hive MLS
• 2023-07-20 Sold (Public Records) $225,000 Public Records
• 2023-07-20 Sold (MLS) $225,000 Hive MLS
• 2023-06-12 Pending — Hive MLS
• 2022-12-10 Listed $240,000 Hive MLS
• 2020-08-27 Listing Removed — Hive MLS
• 2020-06-22 Listed $176,000 Hive MLS
• 2019-12-31 Listing Removed — Hive MLS
• 2019-06-27 Listed $182,000 Hive MLS
• 2018-01-25 Sold (MLS) $22,000 Hive MLS
• 2018-01-24 Sold (Public Records) $22,000 Public Records
• 2016-07-10 Listed $27,000 Hive MLS
• 2016-01-25 Listing Removed — Hive MLS
• 2015-11-24 Listed $33,000 Hive MLS
• 2001-01-01 Sold (Public Records) $43,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $1,289 · +0.0% YoY. Source: county tax records.