2097 Seashore Hills Rd SW · Holden Beach, NC 28462

$188,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 308 Days on market

Built 2019 8,881 sqft lot Est $169k · 11% over

---

Why this score? — see what drove the C 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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +5.8/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your mobile home! Lot has now been evaluated by county so you can have that 3 bedroom home close to the beach. Location! Location! Location! Looking for a place near Holden Beach? This is it! NO HOA in community which means you will have room to park your boat while you are out enjoying all the local restaurants. Great lot, ready for you to call home, or home away from home!

Key facts

• Open floor plan
• Permanent foundation
• Storage shed

Tags

• PERMANENT FOUNDATION
• ATTRACTIVE LANDSCAPING
• FENCED BACKYARD
• STORAGE SHED
• OPEN FLOOR PLAN
• CENTER ISLAND

Property features AI

Exterior

• Parking: 4 open parking spaces; Unpaved parking
• Security: Smoke detectors
• Utilities: Well water; Septic tank; No additional utilities listed
• Home design: Manufactured home (residential); One story; Entry level: 1
• Construction: Vinyl siding and frame construction; Brick/mortar permanent foundation
• Exterior features: Front porch; Storm doors; Wire, wood, and backyard fencing; Shingle roof; Shed(s); Has a view; Crawl space foundation

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: Total rooms: 5
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Heat pump heating; Electric heating; Central air; Heat pump cooling
• Interior features: Walk-in closets; Vaulted ceilings; Kitchen island; Ceiling fans; Window coverings; Insulated windows; Unfurnished; Vented exhaust fan
• Laundry & utility: Washer hookup; Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $188k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $165k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Supply Elementary (math 46% / reading 39%, grade F, #625 of 1,410 statewide, top 45%, 539 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 $1k of loan paydown is wiped out by about $6k 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 308 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $18k; list at $188k implies a 944% gain — meaningful room to come down on a strong offer.

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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 308 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.08% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $169,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2158 Forest Dr SW	0.13mi	3/2.0	1,196 (+4%)	4mo	$217,500	$182	84
2152 Forest Dr SW	0.12mi	3/2.0	1,064 (-8%)	7mo	$156,000	$147	76
1979 Cedar Ln SW	0.10mi	3/2.0	1,050 (-9%)	7mo	$143,000	$136	74
1890 Vale St SW	0.15mi	3/2.0	1,049 (-9%)	7mo	$146,000	$139	72
2228 Lakeside Ave SW	0.36mi	3/2.0	1,200 (+4%)	8mo	$195,000	$163	70
2232 Lakeside Ave SW	0.35mi	3/2.0	1,248 (+8%)	3mo	$193,000	$155	67
2024 Crest Ln SW	0.44mi	2/2.0 (-1)	1,085 (-6%)	2mo	$115,000	$106	63
2189 Trout Ave SW	0.32mi	2/2.0 (-1)	1,290 (+12%)	9mo	$110,000	$85	53
2199 Helmsman Dr SW	0.74mi	3/2.0	1,056 (-8%)	2mo	$201,000	$190	50
1757 Oxpen Rd SW	0.28mi	2/2.0 (-1)	980 (-15%)	9mo	$140,000	$143	50
1911 Thompson Ave SW	0.71mi	2/2.0 (-1)	1,055 (-8%)	3mo	$175,000	$166	45
2180 Creekwood Ct SW	0.60mi	3/2.0	980 (-15%)	8mo	$122,900	$125	40

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-4,756
• Equity at exit: $28,031

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $28,873
• Equity at exit: $16,255

Cash invested: $52,640 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,028 medium
• Mortgage (P&I): −$986
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$78
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $404

Break-even live

Break-even rent $1,516

Max offer price $188,000

Occupancy floor 75%

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $188,000 Active 308 DOM
2. 2026-06-17
   days on market $188,000 Active 307 DOM
3. 2026-06-16
   days on market $188,000 Active 306 DOM
4. 2026-06-15
   days on market $188,000 Active 305 DOM
5. 2026-06-14
   days on market $188,000 Active 303 DOM
6. 2026-06-13
   days on market $188,000 Active 302 DOM
7. 2026-06-10
   days on market $188,000 Active 300 DOM
8. 2026-06-09
   days on market $188,000 Active 299 DOM
9. 2026-06-08
   days on market $188,000 Active 298 DOM
10. 2026-06-07
    days on market $188,000 Active 297 DOM
11. 2026-06-05
    days on market $188,000 Active 294 DOM
12. 2026-06-03
    days on market $188,000 Active 293 DOM
13. 2026-06-02
    days on market $188,000 Active 292 DOM
14. 2026-06-01
    days on market $188,000 Active 291 DOM
15. 2026-05-31
    days on market $188,000 Active 290 DOM
16. 2026-05-30
    days on market $188,000 Active 289 DOM
17. 2025-11-17
    status Active
18. 2025-11-11
    status Pending
19. 2025-10-10
    price $188,000
20. 2025-08-08
    listed $190,000 Active
21. 2019-09-20
    soldstatus $18,000 383-char remark

    Show marketing remark (383 chars)

    Bring your mobile home! Lot has now been evaluated by county so you can have that 3 bedroom home close to the beach. Location! Location! Location! Looking for a place near Holden Beach? This is it! NO HOA in community which means you will have room to park your boat while you are out enjoying all the local restaurants. Great lot, ready for you to call home, or home away from home!

22. 2018-06-05
    listed $18,000 383-char remark

    Show marketing remark (383 chars)

    Bring your mobile home! Lot has now been evaluated by county so you can have that 3 bedroom home close to the beach. Location! Location! Location! Looking for a place near Holden Beach? This is it! NO HOA in community which means you will have room to park your boat while you are out enjoying all the local restaurants. Great lot, ready for you to call home, or home away from home!

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $1,542 · $128/mo
• Expected delta: +$734/yr (+$61/mo · 90.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,336
• − Mortgage interest: −$10,531
• − Property taxes: −$807
• − Insurance: −$1,738
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$5,469
• Taxable income: $1,897
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $4,394/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

+944.4% since first listed

6 events — show timeline

• 2025-11-17 Relisted — Hive MLS
• 2025-11-11 Pending — Hive MLS
• 2025-10-10 Price Changed $188,000 Hive MLS
• 2025-08-08 Listed $190,000 Hive MLS
• 2019-09-20 Sold (MLS) $18,000 Hive MLS
• 2018-06-05 Listed $18,000 Hive MLS

Property tax history

+32.1%/yr

Latest (2025): $807 · +1.8% YoY. Source: county tax records.