87 Beacon Ct · Murrells Inlet, SC 29576

$129,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 62 Days on market

Built 2014

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Pond Lot you can fish in, in a very active 55 and over community. 10x23 addition was added by previous owner, 10X14 screened porch. 8x10 storage shed. It's very close to Huntington Beach State Park and Brookgreen Gardens, 5 minutes from the Marshwalk and Restaurants. The community has 3 ponds for fishing. The home is very well maintained and new dishwasher and a walk in tub in the primary bathroom. The community is very active with social events, card games, bingo, ice cream socials, pool poarties, pot luck dinners and holiday gatherings. The home sits on one of the best lot in all of Inlet Oaks.

Key facts

• Remodeled
• Open floor plan
• Clubhouse

Tags

• REMODELED
• OPEN FLOOR PLAN
• SCREENED IN PATIO
• OVERLOOKING THE WATER
• CLUBHOUSE
• POOL

Property features AI

Finance

• Other: Land lease amount is charged monthly
• Financial info: Has land lease (monthly fee)
• HOA & community: Monthly association fee; Community allows golf carts; Clubhouse and pool available; Senior community

Exterior

• Parking: Carport; Golf cart garage; Parking for 4 vehicles total
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Electricity available; Cable available
• Home design: Single wide mobile home; Resale property; Has a view
• Construction: Vinyl siding
• Exterior features: Front and rear porches; Screened porch; Patio; Storage; Porch; Pond on lot; Lakefront/pond view; City lot; Rectangular lot; Outdoor community pool; Community amenities include clubhouse and recreation area

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Pantry; Breakfast area; Stainless steel appliances
• Bedrooms: Bedroom on main level; At least one bedroom with ceiling fan and walk-in closet
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Primary bathroom with separate shower and dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Dual sinks; Main level primary bedroom; Split bedroom floorplan; Separate shower; Tub with shower; Vanity; Walk-in closets; Window treatments; Breakfast area; Stainless steel appliances; Workshop; Unfurnished
• Laundry & utility: Washer hookup; Dryer included; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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.
• Zoned schools: Waccamaw Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 519 students, 100% FRL); Waccamaw Intermediate (math 53% / reading 56%, grade B-, #24 of 229 statewide, top 11%, 420 students, 43% FRL); Waccamaw High (math 42% / reading 93%, grade B, #72 of 196 statewide, top 36%, 858 students, 35% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 62% at this address vs 32% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Georgetown 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 290 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 33% 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 $892 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.52% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.88%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $68,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Village Ct	0.18mi	3/2.0	1,194 (-2%)	9mo	$92,000	$77	81
43 Ravenel Ct	0.06mi	2/2.0 (-1)	1,260 (+4%)	6mo	$54,900	$44	81
74 Boone Loop	0.06mi	3/2.0	1,350 (+11%)	1mo	$130,000	$96	78
121 Burr Cir	0.05mi	2/1.5 (-1)	1,250 (+3%)	9mo	$15,000	$12	78
10 Acorn Ct	0.23mi	2/2.0 (-1)	1,130 (-7%)	8mo	$75,000	$66	66
106 Inlet Oaks Village Ct	0.18mi	3/2.0	1,357 (+12%)	8mo	$95,000	$70	65
163 Crooked Island Cir	0.49mi	3/2.0	1,344 (+10%)	3mo	$75,000	$56	57
59 Crooked Island Cir	0.61mi	3/2.0	1,300 (+7%)	6mo	$85,000	$65	55
100 Crooked Island Cir	0.68mi	3/2.0	1,344 (+10%)	1mo	$40,000	$30	50
29 Oceanside Landing Crooked Island Cir	0.60mi	3/2.0	1,064 (-12%)	4mo	$58,500	$55	48
67 Crooked Island Cir	0.72mi	2/2.0 (-1)	1,100 (-10%)	0mo	$45,000	$41	45
91 Crooked Island Cir	0.71mi	2/2.0 (-1)	1,120 (-8%)	4mo	$11,500	$10	45

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: 16.4%
• Equity multiple: 1.68×
• Total profit: $24,406
• Equity at exit: $19,234

10-year hold

• IRR: 26.2%
• Equity multiple: 3.48×
• Total profit: $89,529
• Equity at exit: $11,154

Cash invested: $36,120 (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: 290
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $659

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 61%

Sensitivity live

Price	-10% $748	-5% $703	+0% $659	+5% $614	+10% $569
Rent	-10% $504	-5% $581	+0% $659	+5% $736	+10% $814
Rate	-1.0pp $724	-0.5pp $691	base $659	+0.5pp $625	+1.0pp $591

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4996 Highway 17 Business Murrells Inlet, SC	2.0	2.0	925	$1,500	$1.62	15d	1	0.76mi
13 Muddy Bay Dr Murrells Inlet, SC	2.0–3.0	2.0	1095	$2,116	$1.93	15d	13	1.38mi
50 Turning Stone Boulelvard Murrells Inlet, SC	3.0	2.0	1350	$1,750	$1.30	25d	1	1.47mi
66 Turning Stone Boulelvard Unit 1 Murrells Inlet, SC	3.0	2.0	1350	$1,595	$1.18	25d	1	1.48mi

Listing history 23 events

1. 2026-06-22
   pricedays on market $129,000 Active 62 DOM
2. 2026-06-18
   days on market $132,500 Active 59 DOM
3. 2026-06-17
   days on market $132,500 Active 58 DOM
4. 2026-06-16
   days on market $132,500 Active 57 DOM
5. 2026-06-15
   days on market $132,500 Active 56 DOM
6. 2026-06-14
   pricedays on market $132,500 Active 54 DOM
7. 2026-06-10
   days on market $135,000 Active 51 DOM
8. 2026-06-09
   days on market $135,000 Active 50 DOM
9. 2026-06-08
   days on market $135,000 Active 49 DOM
10. 2026-06-07
    days on market $135,000 Active 48 DOM
11. 2026-06-03
    days on market $135,000 Active 44 DOM
12. 2026-06-02
    days on market $135,000 Active 43 DOM
13. 2026-06-01
    days on market $135,000 Active 42 DOM
14. 2026-05-31
    days on market $135,000 Active 41 DOM
15. 2026-05-30
    days on market $135,000 Active 40 DOM
16. 2026-05-13
    price $135,000
17. 2026-04-20
    listed $139,000 Active
18. 2023-10-10
    soldstatus $115,000 Closed 609-char remark

    Show marketing remark (609 chars)

    Great Pond Lot you can fish in, in a very active 55 and over community. 10x23 addition was added by previous owner, 10X14 screened porch. 8x10 storage shed. It's very close to Huntington Beach State Park and Brookgreen Gardens, 5 minutes from the Marshwalk and Restaurants. The community has 3 ponds for fishing. The home is very well maintained and new dishwasher and a walk in tub in the primary bathroom. The community is very active with social events, card games, bingo, ice cream socials, pool poarties, pot luck dinners and holiday gatherings. The home sits on one of the best lot in all of Inlet Oaks.

19. 2023-09-09
    historical Active Under Contract 609-char remark

    Show marketing remark (609 chars)

    Great Pond Lot you can fish in, in a very active 55 and over community. 10x23 addition was added by previous owner, 10X14 screened porch. 8x10 storage shed. It's very close to Huntington Beach State Park and Brookgreen Gardens, 5 minutes from the Marshwalk and Restaurants. The community has 3 ponds for fishing. The home is very well maintained and new dishwasher and a walk in tub in the primary bathroom. The community is very active with social events, card games, bingo, ice cream socials, pool poarties, pot luck dinners and holiday gatherings. The home sits on one of the best lot in all of Inlet Oaks.

20. 2023-09-06
    price $119,500 609-char remark

    Show marketing remark (609 chars)

    Great Pond Lot you can fish in, in a very active 55 and over community. 10x23 addition was added by previous owner, 10X14 screened porch. 8x10 storage shed. It's very close to Huntington Beach State Park and Brookgreen Gardens, 5 minutes from the Marshwalk and Restaurants. The community has 3 ponds for fishing. The home is very well maintained and new dishwasher and a walk in tub in the primary bathroom. The community is very active with social events, card games, bingo, ice cream socials, pool poarties, pot luck dinners and holiday gatherings. The home sits on one of the best lot in all of Inlet Oaks.

21. 2023-08-11
    listed $125,000 Active 609-char remark

    Show marketing remark (609 chars)

    Great Pond Lot you can fish in, in a very active 55 and over community. 10x23 addition was added by previous owner, 10X14 screened porch. 8x10 storage shed. It's very close to Huntington Beach State Park and Brookgreen Gardens, 5 minutes from the Marshwalk and Restaurants. The community has 3 ponds for fishing. The home is very well maintained and new dishwasher and a walk in tub in the primary bathroom. The community is very active with social events, card games, bingo, ice cream socials, pool poarties, pot luck dinners and holiday gatherings. The home sits on one of the best lot in all of Inlet Oaks.

22. 2005-10-10
    soldstatus $20,000 188-char remark

    Show marketing remark (188 chars)

    LAKE LOT IN VERY ACTIVE 55+ COMMUNITY. 10 X 23 ADDITION. 10 X 14 SCREENED PORCH WITH CEILING FAN. 8 X 10 STORAGE SHED. VERY CLOSE TO HUNTINGTON BEACH STATE PARK & BROOKGREEN GARDENS.

23. 2005-04-28
    listed $22,000 188-char remark

    Show marketing remark (188 chars)

    LAKE LOT IN VERY ACTIVE 55+ COMMUNITY. 10 X 23 ADDITION. 10 X 14 SCREENED PORCH WITH CEILING FAN. 8 X 10 STORAGE SHED. VERY CLOSE TO HUNTINGTON BEACH STATE PARK & BROOKGREEN GARDENS.

ⓘ 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: $23,546
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$3,753
• Taxable income: $6,220
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $6,411/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

+513.6% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $135,000 CCAR
• 2026-04-20 Listed $139,000 CCAR
• 2023-10-10 Sold (MLS) $115,000 CCAR
• 2023-09-09 Contingent — CCAR
• 2023-09-06 Price Changed $119,500 CCAR
• 2023-08-11 Listed $125,000 CCAR
• 2005-10-10 Sold (MLS) $20,000 CCAR
• 2005-04-28 Listed $22,000 CCAR