1518 E White Egret Ln NE #741 · Bolivia, NC 28422

$289,999

4 bd · 2.5 ba · 1,885 sqft · SingleFamily · 200 Days on market

Built 2026 Excellent condition 5,663 sqft lot 2-car garage $154/sqft · at area comps Est $292k · at est. $63/mo HOA · 3% of rent ↓ 2% since listing

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Why this score? — see what drove the D- 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 +9.3/30.0
• ARV discount +7.8/15.0
• Condition / age +5.0/5.0
• Schools +4.6/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Get ready for SALT LIFE! Come check out our new phase in Eagle Creek, located in a serene area of Brunswick County, and only 15 minutes to the beaches of Oak Island. The Arden is a BRAND NEW floorplan for Eagle Creek. It is a charming two-story house with 4 bedrooms, 2.5 bathrooms, and 1,885 square feet of living space. the spacious kitchen features a large countertop perfect for meal prep and entertaining. Enjoy designated area for dining and living areas. All four bedrooms are located upstairs including the primary suite with a walk in closet and private bathroom.

Key facts

• Spacious kitchen
• Large countertop
• Walk in closet

Tags

• NEW PHASE IN EAGLE CREEK
• SPACIOUS KITCHEN
• LARGE COUNTERTOP
• DESIGNATED AREA FOR DINING
• DESIGNATED AREA FOR LIVING
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (19.0% below list).
• Recommended offer: $235k (19.0% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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: Bolivia Elementary (math 50% / reading 43%, grade D-, #542 of 1,410 statewide, top 39%, 496 students, 99% FRL); Cedar Grove Middle (math 30% / reading 36%, grade F, #305 of 475 statewide, top 65%, 434 students, 99% FRL); South Brunswick High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 1,172 students, 100% FRL) — zoned schools average 99% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 690 active listings in the ZIP; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 41% 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 $2k of loan paydown is wiped out by about $9k 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 200 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,769 (19.0% 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 200 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 10.3

CMA / ARV

• ARV (median comp): $291,809
• List price: $289,999
• Delta: 2.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1581 E White Egret Ln NE #729	0.08mi	4/2.5	1,885 (0%)	1mo	$309,990	$164	95
1557 E White Egret Ln NE Lot 725	0.04mi	4/2.0	1,774 (-6%)	3mo	$314,990	$178	84
201 Spotted Owl Way NE	0.28mi	4/2.0	1,762 (-6%)	2mo	$300,000	$170	72
209 Ocean Pointe Blvd SE #0201	0.32mi	4/2.0	1,775 (-6%)	4mo	$290,000	$163	70
303 Currents Pl SE #7501	0.34mi	4/2.0	1,775 (-6%)	3mo	$280,000	$158	70
208 Ocean Pointe Blvd SE #5301	0.33mi	4/2.0	1,775 (-6%)	4mo	$285,990	$161	70
307 Currents Pl SE #07401	0.35mi	4/2.0	1,775 (-6%)	3mo	$289,990	$163	69
1057 High Tide St SE #2501	0.48mi	4/3.0	1,967 (+4%)	3mo	$275,000	$140	66
254 Ocean Pointe Blvd SE #4401	0.44mi	4/2.0	1,775 (-6%)	4mo	$289,990	$163	64
1077 High Tide St SE #3001	0.51mi	4/3.0	1,996 (+6%)	4mo	$289,990	$145	61
1720 Whooping Crane Dr NE	0.19mi	3/2.0 (-1)	1,618 (-14%)	1mo	$275,000	$170	59
3076 Golden Field Dr SE Lot 90	0.63mi	4/2.0	1,774 (-6%)	1mo	$305,999	$172	57

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: -21.5%
• Equity multiple: 0.26×
• Total profit: $-60,449
• Equity at exit: $43,240

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-69,759
• Equity at exit: $25,074

Cash invested: $81,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 46 active · 18 under contract
• Months of supply: 11.5 mo (9%/mo absorbed)
• Median asking: $313,870 ($180/sqft)
• Median days on market: 85 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: -13.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28422

• Home prices YoY: -23.8%
• Active inventory: 690
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,348 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$63
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-212

Break-even live

Break-even rent $2,617

Max offer price $259,258

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-112	+0% $-212	+5% $-313	+10% $-413
Rent	-10% $-398	-5% $-305	+0% $-212	+5% $-120	+10% $-27
Rate	-1.0pp $-66	-0.5pp $-139	base $-212	+0.5pp $-288	+1.0pp $-364

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: $72,500
• Closing costs: $8,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Zoning: R-75
• HOA & community: Homeowners association with annual fee of $750 ($62.50/month equivalent)Association maintains groundsCommunity sidewalks and street lightsSubdivision: Eagle Creek

Exterior

• Parking: Attached 2-car garageGarage faces frontOn-site paved parking2 parking spaces total
• Utilities: Public waterSewer availableWater availableElectric service
• Home design: Single family residenceTwo storiesEntry level: 1New constructionIrregular lot dimensions
• Construction: Vinyl siding and frame constructionSlab foundationBuilt as new construction
• Exterior features: PatioShingle roofPaved road accessPrivate road frontageHas viewPets allowed

Interior

• Kitchen: RangeDishwasherDisposalMicrowaveENERGY STAR qualified appliancesElectric water heater
• Bedrooms: 7 total rooms (bedroom count not specified separately)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Heat pump heating (electric)Central air conditioningHeat pump coolingThermostat (energy efficient feature)
• Interior features: Walk-in closetsKitchen islandPantryAccessible full bathroomUnfurnished
• Laundry & utility: Laundry room

Listing history 50 events

1. 2026-08-08
   days on market $289,999 Active 200 DOM
2. 2026-08-07
   pricedays on market $289,999 Active 199 DOM
3. 2026-08-06
   days on market $299,999 Active 198 DOM
4. 2026-08-05
   days on market $299,999 Active 197 DOM
5. 2026-08-04
   days on market $299,999 Active 196 DOM
6. 2026-08-03
   days on market $299,999 Active 195 DOM
7. 2026-07-31
   days on market $299,999 Active 192 DOM
8. 2026-07-30
   days on market $299,999 Active 190 DOM
9. 2026-07-27
   days on market $299,999 Active 188 DOM
10. 2026-07-25
    days on market $299,999 Active 186 DOM
11. 2026-07-24
    days on market $299,999 Active 185 DOM
12. 2026-07-23
    days on market $299,999 Active 184 DOM
13. 2026-07-22
    price $299,999 Active 183 DOM
14. 2026-07-22
    days on market $299,990 Active 183 DOM
15. 2026-07-21
    days on market $299,990 Active 182 DOM
16. 2026-07-18
    pricedays on market $299,990 Active 179 DOM
17. 2026-07-16
    days on market $304,990 Active 177 DOM
18. 2026-07-16
    days on market $304,990 Active 176 DOM
19. 2026-07-14
    days on market $304,990 Active 175 DOM
20. 2026-07-13
    days on market $304,990 Active 174 DOM
21. 2026-07-12
    days on market $304,990 Active 173 DOM
22. 2026-07-11
    days on market $304,990 Active 172 DOM
23. 2026-07-10
    days on market $304,990 Active 171 DOM
24. 2026-07-09
    days on market $304,990 Active 170 DOM
25. 2026-07-08
    days on market $304,990 Active 169 DOM
26. 2026-07-07
    days on market $304,990 Active 168 DOM
27. 2026-07-06
    days on market $304,990 Active 167 DOM
28. 2026-07-05
    days on market $304,990 Active 166 DOM
29. 2026-07-04
    days on market $304,990 Active 165 DOM
30. 2026-07-03
    days on market $304,990 Active 164 DOM
31. 2026-07-02
    days on market $304,990 Active 163 DOM
32. 2026-07-01
    days on market $304,990 Active 162 DOM
33. 2026-06-30
    days on market $304,990 Active 161 DOM
34. 2026-06-29
    days on market $304,990 Active 160 DOM
35. 2026-06-28
    days on market $304,990 Active 159 DOM
36. 2026-06-28
    days on market $304,990 Active 158 DOM
37. 2026-06-27
    days on market $304,990 Active 157 DOM
38. 2026-06-25
    days on market $304,990 Active 155 DOM
39. 2026-06-23
    days on market $304,990 Active 153 DOM
40. 2026-06-22
    days on market $304,990 Active 152 DOM
41. 2026-06-18
    days on market $304,990 Active 149 DOM
42. 2026-06-17
    days on market $304,990 Active 148 DOM
43. 2026-06-16
    days on market $304,990 Active 147 DOM
44. 2026-06-15
    days on market $304,990 Active 146 DOM
45. 2026-06-14
    days on market $304,990 Active 144 DOM
46. 2026-06-13
    days on market $304,990 Active 143 DOM
47. 2026-06-10
    pricedays on market $304,990 Active 141 DOM
48. 2026-06-09
    days on market $311,999 Active 140 DOM
49. 2026-06-08
    days on market $311,999 Active 139 DOM
50. 2026-06-07
    days on market $311,999 Active 138 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: $28,172
• − Mortgage interest: −$16,244
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,254
• − Management: −$2,254
• − HOA: −$756
• − Depreciation: −$8,436
• Taxable loss: −$7,572
• Est. tax savings @ 24.0%: +$1,817
• After-tax cash flow: $-732/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.

Condition & rehab AI · 13 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has the potential to be further enhanced with some painting and landscaping improvements to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and add value to the property. ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Bolivia Elementary D- NC #542/1,410 Nat'l #15,452/41,679 Middle Cedar Grove Middle F NC #305/475 Nat'l #8,059/14,009 High South Brunswick High C+ NC #216/535 Nat'l #3,588/17,239

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

D Composite livability gradescore 59/100

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 · 152,111 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

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Zoning: R-75
• HOA & community: Homeowners association with annual fee of $750 ($62.50/month equivalent)Association maintains groundsCommunity sidewalks and street lightsSubdivision: Eagle Creek

Exterior

• Parking: Attached 2-car garageGarage faces frontOn-site paved parking2 parking spaces total
• Utilities: Public waterSewer availableWater availableElectric service
• Home design: Single family residenceTwo storiesEntry level: 1New constructionIrregular lot dimensions
• Construction: Vinyl siding and frame constructionSlab foundationBuilt as new construction
• Exterior features: PatioShingle roofPaved road accessPrivate road frontageHas viewPets allowed

Interior

• Kitchen: RangeDishwasherDisposalMicrowaveENERGY STAR qualified appliancesElectric water heater
• Bedrooms: 7 total rooms (bedroom count not specified separately)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Heat pump heating (electric)Central air conditioningHeat pump coolingThermostat (energy efficient feature)
• Interior features: Walk-in closetsKitchen islandPantryAccessible full bathroomUnfurnished
• Laundry & utility: Laundry room

Price history

-1.9% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $309,999 Hive MLS
• 2026-01-20 Listed $315,990 Hive MLS