2866 Cherokee Ave SW · Holden Beach, NC 28462

$149,900

2 bd · 2.0 ba · 845 sqft · Manufactured · 71 Days on market

Built 1988 6,098 sqft lot Est $146k · at est.

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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 +21.3/30.0
• DSCR +6.8/10.0
• ARV discount +6.4/15.0
• 1% rule +5.6/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2866 Cherokee Ave, your ideal fishing retreat or primary residence just 1 mile from award-winning Holden Beach. This charming 2-bed, 2-bath home with bonus room is perfectly situated for convenience, being only a 2-minute drive from Food Lion and the vibrant Holden Beach Causeway, which features restaurants, ice cream shops, mini golf, water slides, boutique shops, beachwear stores, and more. The home is offered partially furnished and showcases new LVP flooring throughout, newer decking, a metal roof, and a handy storage building out back. Holden Beach is conveniently located between Wilmington and Myrtle Beach. Don't miss the chance to see this gem for yourself—schedule a visit today before it's gone!

Key facts

• 6,098 sq ft lot
• Built 1988
• Listed 71 days

Property features AI

Exterior

• Parking: On-site parking
• Utilities: Public water; Septic tank
• Home design: Manufactured home; One story; Entry level: 1
• Construction: Vinyl siding; Frame construction; Metal roof; Crawl space foundation; Built as a manufactured home
• Exterior features: Outdoor shower; Deck; Porch; Shed(s); Has a view

Interior

• Kitchen: Electric oven; Electric cooktop; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Heat pump; Central air
• Interior features: Ceiling fan(s); Window coverings; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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: Virginia Williamson Elem (math 50% / reading 49%, grade D, #417 of 1,410 statewide, top 32%, 502 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 32% 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 $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.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $146,185
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1184 Oak Ct SW	0.37mi	2/1.0	840 (-1%)	21mo	$168,000	$200	60
3123 Canalview St SW	0.52mi	2/2.0	924 (+9%)	1mo	$160,000	$173	60
2744 Ocean View Ave SW	0.31mi	2/2.0	954 (+13%)	9mo	$205,000	$215	57
2896 Enfield St SW	0.39mi	2/2.0	924 (+9%)	15mo	$129,900	$141	54
1303 Kyle St SW	0.44mi	2/1.5	765 (-10%)	11mo	$144,000	$188	53
1345 Kyle St SW	0.49mi	2/1.0	756 (-10%)	13mo	$130,000	$172	45
1303 Pheasant Ave SW	0.63mi	2/1.0	776 (-8%)	24mo	$80,000	$103	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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-10,284
• Equity at exit: $22,351

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $9,147
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $220

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 81%

Sensitivity live

Price	-10% $323	-5% $271	+0% $220	+5% $168	+10% $116
Rent	-10% $94	-5% $157	+0% $220	+5% $282	+10% $345
Rate	-1.0pp $295	-0.5pp $258	base $220	+0.5pp $181	+1.0pp $141

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $149,900 Active 71 DOM
2. 2026-06-17
   days on market $149,900 Active 70 DOM
3. 2026-06-16
   days on market $149,900 Active 69 DOM
4. 2026-06-15
   days on market $149,900 Active 68 DOM
5. 2026-06-14
   days on market $149,900 Active 66 DOM
6. 2026-06-13
   days on market $149,900 Active 65 DOM
7. 2026-06-10
   days on market $149,900 Active 63 DOM
8. 2026-06-09
   days on market $149,900 Active 62 DOM
9. 2026-06-08
   days on market $149,900 Active 61 DOM
10. 2026-06-07
    days on market $149,900 Active 60 DOM
11. 2026-06-05
    days on market $149,900 Active 57 DOM
12. 2026-06-03
    days on market $149,900 Active 56 DOM
13. 2026-06-02
    days on market $149,900 Active 55 DOM
14. 2026-06-01
    days on market $149,900 Active 54 DOM
15. 2026-05-31
    days on market $149,900 Active 53 DOM
16. 2026-05-30
    days on market $149,900 Active 52 DOM
17. 2026-05-23
    price $149,900
18. 2026-04-30
    price $155,900
19. 2026-04-08
    listed $162,500 Active
20. 2024-07-30
    soldstatus $125,000 Closed 729-char remark

    Show marketing remark (729 chars)

    Welcome to 2866 Cherokee Ave, your ideal fishing retreat or primary residence just 1 mile from award-winning Holden Beach. This charming 2-bed, 2-bath home with bonus room is perfectly situated for convenience, being only a 2-minute drive from Food Lion and the vibrant Holden Beach Causeway, which features restaurants, ice cream shops, mini golf, water slides, boutique shops, beachwear stores, and more. The home is offered partially furnished and showcases new LVP flooring throughout, newer decking, a metal roof, and a handy storage building out back. Holden Beach is conveniently located between Wilmington and Myrtle Beach. Don't miss the chance to see this gem for yourself—schedule a visit today before it's gone!

21. 2024-07-30
    soldstatus $125,000

    Show marketing remark (729 chars)

    Welcome to 2866 Cherokee Ave, your ideal fishing retreat or primary residence just 1 mile from award-winning Holden Beach. This charming 2-bed, 2-bath home with bonus room is perfectly situated for convenience, being only a 2-minute drive from Food Lion and the vibrant Holden Beach Causeway, which features restaurants, ice cream shops, mini golf, water slides, boutique shops, beachwear stores, and more. The home is offered partially furnished and showcases new LVP flooring throughout, newer decking, a metal roof, and a handy storage building out back. Holden Beach is conveniently located between Wilmington and Myrtle Beach. Don't miss the chance to see this gem for yourself—schedule a visit today before it's gone!

22. 2024-07-07
    status Pending 729-char remark

    Show marketing remark (729 chars)

    Welcome to 2866 Cherokee Ave, your ideal fishing retreat or primary residence just 1 mile from award-winning Holden Beach. This charming 2-bed, 2-bath home with bonus room is perfectly situated for convenience, being only a 2-minute drive from Food Lion and the vibrant Holden Beach Causeway, which features restaurants, ice cream shops, mini golf, water slides, boutique shops, beachwear stores, and more. The home is offered partially furnished and showcases new LVP flooring throughout, newer decking, a metal roof, and a handy storage building out back. Holden Beach is conveniently located between Wilmington and Myrtle Beach. Don't miss the chance to see this gem for yourself—schedule a visit today before it's gone!

23. 2024-07-03
    listed $140,000 Active 729-char remark

    Show marketing remark (729 chars)

    Welcome to 2866 Cherokee Ave, your ideal fishing retreat or primary residence just 1 mile from award-winning Holden Beach. This charming 2-bed, 2-bath home with bonus room is perfectly situated for convenience, being only a 2-minute drive from Food Lion and the vibrant Holden Beach Causeway, which features restaurants, ice cream shops, mini golf, water slides, boutique shops, beachwear stores, and more. The home is offered partially furnished and showcases new LVP flooring throughout, newer decking, a metal roof, and a handy storage building out back. Holden Beach is conveniently located between Wilmington and Myrtle Beach. Don't miss the chance to see this gem for yourself—schedule a visit today before it's gone!

24. 2021-04-16
    soldstatus $75,000 370-char remark

    Show marketing remark (370 chars)

    Here's that perfect beach getaway that you have been looking for. Just a short ride to the beach and shopping. This furnished home is clean and neat with vinyl floors throughout to make sweeping that beach sand up a snap. All the comforts of home with 3 bedrooms and 2 full baths. Metal roof, large deck and central heat and air. Within walking distance to the causeway.

25. 2021-04-16
    soldstatus $75,000

    Show marketing remark (370 chars)

    Here's that perfect beach getaway that you have been looking for. Just a short ride to the beach and shopping. This furnished home is clean and neat with vinyl floors throughout to make sweeping that beach sand up a snap. All the comforts of home with 3 bedrooms and 2 full baths. Metal roof, large deck and central heat and air. Within walking distance to the causeway.

26. 2021-03-19
    listed $89,000 370-char remark

    Show marketing remark (370 chars)

    Here's that perfect beach getaway that you have been looking for. Just a short ride to the beach and shopping. This furnished home is clean and neat with vinyl floors throughout to make sweeping that beach sand up a snap. All the comforts of home with 3 bedrooms and 2 full baths. Metal roof, large deck and central heat and air. Within walking distance to the causeway.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 19 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: $19,070
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$4,361
• Taxable income: $264
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $2,571/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

+68.4% since first listed

10 events — show timeline

• 2026-05-23 Price Changed $149,900 Hive MLS
• 2026-04-30 Price Changed $155,900 Hive MLS
• 2026-04-08 Listed $162,500 Hive MLS
• 2024-07-30 Sold (Public Records) $125,000 Public Records
• 2024-07-30 Sold (MLS) $125,000 Hive MLS
• 2024-07-07 Pending — Hive MLS
• 2024-07-03 Listed $140,000 Hive MLS
• 2021-04-16 Sold (Public Records) $75,000 Public Records
• 2021-04-16 Sold (MLS) $75,000 Hive MLS
• 2021-03-19 Listed $89,000 Hive MLS

Property tax history

+1.2%/yr

Latest (2025): $174 · +3.5% YoY. Source: county tax records.