2070 Helmsman Dr SW · Holden Beach, NC 28462

$257,900

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 77 Days on market

Built 1996 0.70 ac lot Est $238k · 8% over

---

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 +13.8/30.0
• DSCR +4.2/10.0
• Schools +3.9/10.0
• ARV discount +3.8/15.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wanna live near the coast? 10 min to Holden Beach! Nicely renovated in a quiet neighborhood. You'll enjoy +1600sf of bright & airy living space including 3 bedrooms, 2 FULL baths -home has it all! Includes NEW kitchen, stainless appliances, luxurious baths, gorgeous hardwoods, new light & plumbing fixtures throughout, designer paint, and the list goes on! Quiet neighborhood & only 10 minutes to Holden Beach, plus centrally located between Myrtle Beach & Wilmington NC. Professionally updated by HomeVestors. Vacant so easy to see most anytime. Your dreams begin here!

Key facts

• 0.7 acre lot
• Garage
• Built 1996

Property features AI

Exterior

• Parking: On-site unpaved parking; Detached garage with 1 garage space (total 1 parking space)
• Utilities: Well water; Septic tank sewer; Utilities: See remarks
• Home design: Manufactured home; Single-story (one level); Entry level: 1
• Construction: Vinyl siding and frame construction; Block foundation; Shingle roof; Built as manufactured home (year built not provided)
• Exterior features: Covered patio/porch; Wire and wood fencing; Storage structure; Workshop; Has view

Interior

• Kitchen: Range; Dishwasher; Microwave
• Bedrooms: 5 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Ceiling fan(s); Window coverings; Unfurnished
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $258k.

Deal economics

• At list price, monthly cash flow is $26 ($308/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (23.3% below list).
• Recommended offer: $198k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.0% 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: 513 active listings in the ZIP; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 39% 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 $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 77 days — a 6% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; 17% 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; 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 $197,777 (23.3% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 23% 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. 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?
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: 0.77% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $238,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2043 Dare St SW	0.43mi	3/2.0	1,536 (-5%)	3mo	$150,000	$98	69
2356 Lena Ln SW	0.44mi	3/2.0	1,488 (-8%)	14mo	$199,000	$134	54
2059 Fay Cir SW	0.34mi	3/2.0	1,830 (+13%)	11mo	$212,500	$116	53
2188 Trout Ave SW	0.57mi	3/2.0	1,480 (-9%)	7mo	$210,000	$142	53
2392 Circle Dr SW	0.53mi	3/2.0	1,475 (-9%)	9mo	$234,600	$159	53
2272 Covey Ln SW	0.75mi	3/2.0	1,568 (-3%)	10mo	$240,000	$153	52
2354 Lena Ln SW	0.42mi	3/2.0	1,433 (-12%)	12mo	$235,000	$164	51
2226 Azalea Dr SW	0.59mi	3/2.0	1,507 (-7%)	12mo	$230,000	$153	50
2315 Circle Dr SW	0.50mi	3/2.0	1,474 (-9%)	16mo	$235,000	$159	49
2013 Sarah Field Ct	0.27mi	3/2.0	1,399 (-14%)	20mo	$206,000	$147	48
2271 Bob White Rd SW	0.59mi	3/2.0	1,381 (-15%)	3mo	$82,000	$59	45
2176 Trout Ave SW	0.58mi	3/2.0	1,404 (-13%)	12mo	$200,000	$142	41

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-40,278
• Equity at exit: $38,454

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-33,462
• Equity at exit: $22,298

Cash invested: $72,212 (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: 513
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,978 medium
• Mortgage (P&I): −$1,352
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $26

Break-even live

Break-even rent $1,945

Max offer price $257,900

Occupancy floor 94%

Sensitivity live

Price	-10% $172	-5% $99	+0% $26	+5% $-47	+10% $-120
Rent	-10% $-131	-5% $-52	+0% $26	+5% $104	+10% $182
Rate	-1.0pp $156	-0.5pp $91	base $26	+0.5pp $-41	+1.0pp $-109

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: $64,475
• Closing costs: $7,737
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-22
   days on market $257,900 Active 77 DOM
2. 2026-06-18
   days on market $257,900 Active 74 DOM
3. 2026-06-17
   days on market $257,900 Active 73 DOM
4. 2026-06-16
   days on market $257,900 Active 72 DOM
5. 2026-06-15
   days on market $257,900 Active 71 DOM
6. 2026-06-14
   days on market $257,900 Active 69 DOM
7. 2026-06-13
   days on market $257,900 Active 68 DOM
8. 2026-06-10
   days on market $257,900 Active 66 DOM
9. 2026-06-09
   days on market $257,900 Active 65 DOM
10. 2026-06-08
    days on market $257,900 Active 64 DOM
11. 2026-06-07
    days on market $257,900 Active 63 DOM
12. 2026-06-05
    days on market $257,900 Active 60 DOM
13. 2026-06-03
    days on market $257,900 Active 59 DOM
14. 2026-06-03
    price $257,900 Active 58 DOM
15. 2026-06-02
    days on market $269,000 Active 58 DOM
16. 2026-06-01
    days on market $269,000 Active 57 DOM
17. 2026-05-31
    days on market $269,000 Active 56 DOM
18. 2026-05-30
    days on market $269,000 Active 55 DOM
19. 2026-04-17
    price $269,000
20. 2026-04-05
    listed $279,000 Active
21. 2022-03-21
    soldstatus $220,000 595-char remark

    Show marketing remark (595 chars)

    Wanna live near the coast? 10 min to Holden Beach! Nicely renovated in a quiet neighborhood. You'll enjoy +1600sf of bright & airy living space including 3 bedrooms, 2 FULL baths -home has it all! Includes NEW kitchen, stainless appliances, luxurious baths, gorgeous hardwoods, new light & plumbing fixtures throughout, designer paint, and the list goes on! Quiet neighborhood & only 10 minutes to Holden Beach, plus centrally located between Myrtle Beach & Wilmington NC. Professionally updated by HomeVestors. Vacant so easy to see most anytime. Your dreams begin here!

22. 2022-02-14
    listed $214,600 595-char remark

    Show marketing remark (595 chars)

    Wanna live near the coast? 10 min to Holden Beach! Nicely renovated in a quiet neighborhood. You'll enjoy +1600sf of bright & airy living space including 3 bedrooms, 2 FULL baths -home has it all! Includes NEW kitchen, stainless appliances, luxurious baths, gorgeous hardwoods, new light & plumbing fixtures throughout, designer paint, and the list goes on! Quiet neighborhood & only 10 minutes to Holden Beach, plus centrally located between Myrtle Beach & Wilmington NC. Professionally updated by HomeVestors. Vacant so easy to see most anytime. Your dreams begin here!

23. 2009-06-25
    soldstatus $73,000 163-char remark

    Show marketing remark (163 chars)

    Nice doublewide home located on a large lot in Captains Wheel. CHL Prequal. required on all offers. Free appraisal and credit report if buyer finances through CHL.

24. 2009-01-16
    listed $75,900 163-char remark

    Show marketing remark (163 chars)

    Nice doublewide home located on a large lot in Captains Wheel. CHL Prequal. required on all offers. Free appraisal and credit report if buyer finances through CHL.

25. 2008-10-05
    historical
26. 2007-06-27
    listed $114,900
27. 2007-04-25
    historical
28. 2006-12-02
    listed $125,000
29. 2005-11-09
    soldstatus $93,500
30. 2005-11-04
    soldstatus $92,500
31. 2005-09-11
    listed $94,500
32. 2004-07-22
    soldstatus $60,000
33. 2004-04-08
    listed $66,320

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: +$1,192/yr (+$99/mo · 129.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 8/10 Severe 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: $23,733
• − Mortgage interest: −$14,446
• − Property taxes: −$922
• − Insurance: −$1,290
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$7,503
• Taxable loss: −$4,225
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $1,322/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

+305.6% since first listed

15 events — show timeline

• 2026-04-17 Price Changed $269,000 Hive MLS
• 2026-04-05 Listed $279,000 Hive MLS
• 2022-03-21 Sold (MLS) $220,000 Hive MLS
• 2022-02-14 Listed $214,600 Hive MLS
• 2009-06-25 Sold (MLS) $73,000 Hive MLS
• 2009-01-16 Listed $75,900 Hive MLS
• 2008-10-05 Listing Removed — Hive MLS
• 2007-06-27 Listed $114,900 Hive MLS
• 2007-04-25 Listing Removed — Hive MLS
• 2006-12-02 Listed $125,000 Hive MLS
• 2005-11-09 Sold (Public Records) $93,500 Public Records
• 2005-11-04 Sold (MLS) $92,500 Hive MLS
• 2005-09-11 Listed $94,500 Hive MLS
• 2004-07-22 Sold (MLS) $60,000 Hive MLS
• 2004-04-08 Listed $66,320 Hive MLS

Property tax history

+4.5%/yr

Latest (2025): $922 · +1.6% YoY. Source: county tax records.