FAIRHAVEN Plan · Holden Beach, NC 28462

$201,490

3 bd · 2.0 ba · 1,130 sqft · SingleFamily · 51 Days on market

Good condition

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the Fairhaven, a 3-bedroom, 2-bath new construction home with 1,130 square feet of functional living space. This single-story layout showcases an open living and dining area, efficient kitchen, private primary suite, and covered patio designed for low-maintenance living. * The photos you see here are for illustration purposes only, interior and exterior features, options, colors and selections will differ.

Key facts

• New construction
• Efficient kitchen
• Covered patio

Tags

• NEW CONSTRUCTION
• OPEN LIVING AND DINING AREA
• EFFICIENT KITCHEN
• PRIVATE PRIMARY SUITE
• COVERED PATIO

Property features AI

Finance

• Other: Status: Active; Inventory type: Plan
• Financial info: List price $201,490

Exterior

• Home design: Single-family plan home in Supply, NC; Address shown as FAIRHAVEN Plan, Supply NC 28462
• Exterior features: Living area approximately 1,130

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Plan: FAIRHAVEN (new construction plan)

🏗️ New construction. The $201,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $136,730.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $201k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $201k).
• Recommended offer: $195k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: schools C-, cost of living D, health & safety D.
• 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.
• 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 $946 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($195k) is reasonable based on typical stale-listing flexibility.

Recommended offer $195,445 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.48% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.59%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $136,730
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1811 Pintail Ave SW	0.61mi	3/2.0	1,128 (-0%)	10mo	$137,000	$121	63

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: 12.9%
• Equity multiple: 1.51×
• Total profit: $19,716
• Equity at exit: $20,387

10-year hold

• IRR: 21.8%
• Equity multiple: 2.86×
• Total profit: $71,171
• Equity at exit: $11,822

Cash invested: $38,284 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,028 medium
• Mortgage (P&I): −$717
• Tax est. 1.5%: −$171 /mo · $2,051/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $657

Break-even live

Break-even rent $1,196

Max offer price $136,730

Occupancy floor 63%

Sensitivity live

Price	-10% $751	-5% $704	+0% $657	+5% $610	+10% $562
Rent	-10% $497	-5% $577	+0% $657	+5% $737	+10% $817
Rate	-1.0pp $726	-0.5pp $692	base $657	+0.5pp $622	+1.0pp $585

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: $34,182
• Closing costs: $4,102
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $201,490 Active 51 DOM
2. 2026-06-17
   days on market $201,490 Active 50 DOM
3. 2026-06-16
   days on market $201,490 Active 49 DOM
4. 2026-06-15
   days on market $201,490 Active 48 DOM
5. 2026-06-14
   days on market $201,490 Active 46 DOM
6. 2026-06-13
   days on market $201,490 Active 45 DOM
7. 2026-06-10
   days on market $201,490 Active 43 DOM
8. 2026-06-09
   days on market $201,490 Active 42 DOM
9. 2026-06-08
   days on market $201,490 Active 41 DOM
10. 2026-06-07
    days on market $201,490 Active 40 DOM
11. 2026-06-05
    days on market $201,490 Active 37 DOM
12. 2026-06-03
    days on market $201,490 Active 36 DOM
13. 2026-06-02
    days on market $201,490 Active 35 DOM
14. 2026-06-01
    days on market $201,490 Active 34 DOM
15. 2026-05-31
    days on market $201,490 Active 33 DOM
16. 2026-05-30
    days on market $201,490 Active 32 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: $24,332
• − Mortgage interest: −$7,659
• − Property taxes: −$2,051
• − Insurance: −$684
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$3,978
• Taxable income: $6,068
• Est. tax owed @ 24.0%: −$1,456
• After-tax cash flow: $6,427/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 · 6 photos

Good 80/100 None rehab

This Fairhaven model is in excellent condition with no visible repairs needed. It offers a good ROI with minor updates to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Interior touch-ups — Enhances interior appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior touch-ups — Enhances interior appearance and value ↑

ⓘ 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 — 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