4677 Swimming Ln #14 · Shallotte, NC 28470

$259,900

3 bd · 2.0 ba · 1,583 sqft · SingleFamily · 78 Days on market

Built 2026 Excellent condition 7,405 sqft lot Est $342k · 24% under $58/mo HOA · 3% of rent ↓ 5% 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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Hickory plan - a thoughtfully designed single-story home that blends charm, function, and modern comfort. This home is completed and ready to close. Enjoy an open concept living space perfect for entertaining, a spacious Owner's Suite with large walk-in closet, dual vanities, and walk-in shower. Granite counters, large kitchen island, and soft close cabinetry. With its effortless flow, split 3 bedroom plan, and large 2 car garage this plan makes every day feel like coastal living at its best. Summers Walk is a thoughtfully planned lifestyle community with amenities designed for comfort, community and easy living. Residents will enjoy access to a beautifully designed communit

Key facts

• Dual vanities
• Walk-in shower
• Large walk-in closet

Tags

• OPEN CONCEPT LIVING SPACE
• OWNER'S SUITE
• LARGE WALK-IN CLOSET
• DUAL VANITIES
• WALK-IN SHOWER
• GRANITE COUNTERS

Property features AI

Finance

• HOA & community: Homeowners association with clubhouse and management; HOA fee $700 annually (approximately $58.33/month); Community pool, sidewalks, and street lights

Exterior

• Parking: Attached 2-car garage with concrete driveway and garage door opener; 2 total parking spaces
• Utilities: Public water; Sewer connected; Water connected
• Home design: Single-family residence; New construction; One story; Entry level: 1; Has a view; Zoned residential; Subdivision: Summers Walk
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Home warranty included
• Exterior features: Patio; Porch; Pond view; Irrigation equipment; No fencing

Interior

• Kitchen: Electric oven; Dishwasher; Microwave; Disposal
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Forced air; Central air conditioning
• Interior features: Walk-in closets; Entrance foyer; Pantry; Accessible full bathroom
• Laundry & utility: Laundry room with washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (14.7% below list).
• Recommended offer: $222k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.0% in Shallotte — 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 63/100 on livability (#411 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, crime F, 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: Union Elementary (math 83% / reading 76%, grade A, #24 of 1,410 statewide, top 2%, 571 students, 100% 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.
• Zoned-school proficiency averages 59% at this address vs 46% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Brunswick County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 384 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 41% of the median local income ($65k/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 $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 78 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,794 (14.7% 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 78 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $341,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4642 Swimming Ln #59	0.00mi	3/2.0	1,731 (+9%)	1mo	$324,411	$187	84
4654 Swimming Ln #61	0.00mi	4/2.0 (+1)	1,741 (+10%)	2mo	$304,964	$175	76
516 Sylvan St	0.44mi	3/2.0	1,590 (+0%)	4mo	$417,500	$263	75
4747 Swimming Ln #1	0.56mi	3/2.0	1,583 (0%)	7mo	$276,999	$175	68
5022 Walton St	0.48mi	2/2.0 (-1)	1,600 (+1%)	3mo	$360,000	$225	68
4648 Mintz St	0.63mi	3/2.0	1,583 (0%)	16mo	$339,000	$214	57
16 Wendy Ln	0.68mi	3/2.0	1,506 (-5%)	4mo	$329,491	$219	57
5012 Walton St	0.50mi	3/2.5	1,685 (+6%)	14mo	$364,000	$216	52
511 Village Rd	0.45mi	4/3.0 (+1)	1,619 (+2%)	18mo	$210,000	$130	51
246 Thomas Dr	0.37mi	3/2.5	1,759 (+11%)	15mo	$379,900	$216	50
4731 Swimming Ln #5	0.56mi	4/2.0 (+1)	1,741 (+10%)	6mo	$259,900	$149	47
15 Fairway Dr	0.67mi	3/2.0	1,790 (+13%)	15mo	$386,000	$216	34

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: -20.9%
• Equity multiple: 0.28×
• Total profit: $-52,730
• Equity at exit: $38,752

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-59,280
• 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 28470

• Home prices YoY: -34.8%
• Active inventory: 384
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,218 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$58
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-168

Break-even live

Break-even rent $2,431

Max offer price $235,533

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-79	+0% $-168	+5% $-258	+10% $-348
Rent	-10% $-344	-5% $-256	+0% $-168	+5% $-81	+10% $7
Rate	-1.0pp $-38	-0.5pp $-102	base $-168	+0.5pp $-236	+1.0pp $-304

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
5000 Seaforth St Shallotte, NC	3.0	1.0–2.0	1077	$2,145	$1.99	25d	1	0.76mi
4568 Tides Way South Brunswick, NC	1.0–3.0	1.0–2.0	1187	$2,900	$2.44	25d	111	1.17mi
4364 Owendon Dr Shallotte, NC	3.0	2.0	1232	$1,750	$1.42	25d	1	1.38mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 21 events

1. 2026-06-22
   days on market $259,900 Active 78 DOM
2. 2026-06-19
   price $259,900 Active 75 DOM
3. 2026-06-18
   days on market $269,900 Active 75 DOM
4. 2026-06-17
   days on market $269,900 Active 74 DOM
5. 2026-06-16
   days on market $269,900 Active 73 DOM
6. 2026-06-15
   days on market $269,900 Active 72 DOM
7. 2026-06-14
   days on market $269,900 Active 70 DOM
8. 2026-06-13
   days on market $269,900 Active 69 DOM
9. 2026-06-10
   days on market $269,900 Active 67 DOM
10. 2026-06-09
    days on market $269,900 Active 66 DOM
11. 2026-06-08
    days on market $269,900 Active 65 DOM
12. 2026-06-07
    days on market $269,900 Active 64 DOM
13. 2026-06-05
    pricedays on market $269,900 Active 61 DOM
14. 2026-06-03
    days on market $274,900 Active 60 DOM
15. 2026-06-02
    days on market $274,900 Active 59 DOM
16. 2026-06-01
    days on market $274,900 Active 58 DOM
17. 2026-05-31
    days on market $274,900 Active 57 DOM
18. 2026-05-30
    days on market $274,900 Active 56 DOM
19. 2026-05-14
    price $274,900
20. 2026-04-23
    price $279,900
21. 2026-04-03
    listed $289,900 Active

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $26,615
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$2,097
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − HOA: −$696
• − Depreciation: −$7,561
• Taxable loss: −$6,454
• Est. tax savings @ 24.0%: +$1,549
• After-tax cash flow: $-472/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 95/100 None rehab

This single-story home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and offers a great opportunity for both buyers and renters.

Value-add opportunities

• Resale Painting the interior walls in a more vibrant color — A fresh coat of paint can make the interior more inviting and appealing to potential buyers.
• Both Adding a smart home system — A smart home system can enhance the home's appeal and increase its value for both buyers and renters.
• Resale Upgrading the kitchen appliances — Modern, energy-efficient appliances can significantly boost the home's resale value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers and renters.
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who value energy efficiency and convenience.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls in a more vibrant color — A fresh coat of paint can make the interior more inviting and appealing to potential buyers. ↑
• Both Adding a smart home system — A smart home system can enhance the home's appeal and increase its value for both buyers and renters. ↑
• Resale Upgrading the kitchen appliances — Modern, energy-efficient appliances can significantly boost the home's resale value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers and renters. ↑
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who value energy efficiency and convenience. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Shallotte

• Score: 63/100
• State rank: #411
• US rank: #15490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shallotte, NC
• County: Brunswick County · 131,536 people
• City population: 11,219
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 11,219
• Household income: $65,030
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 455.0

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 (73%)
• Race & ethnicity: White 73% Black 13% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -77.91%
• Current HPI: 146.2303
• 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

-5.2% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $274,900 Hive MLS
• 2026-04-23 Price Changed $279,900 Hive MLS
• 2026-04-03 Listed $289,900 Hive MLS