955 Pineclair Dr SW · Calabash, NC 28467

$199,000

3 bd · 2.0 ba · 1,216 sqft · Land · 187 Days on market

Built 2004 8,712 sqft lot

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a vacant lot close to the beach? This mobile home lot has both municipal water and sewer available. Nice corner lot off Cherry Lane SW and Pineclair Drive in Clariday Woods subdivision. No HOAs. Approximately 5 miles to Sunset Beach and 10 miles to Ocean Isle Beach. Come check it out today!

Key facts

• Corner lot
• Boat ramps
• Riverfront

Tags

• CORNER LOT
• BOAT RAMPS
• RIVERFRONT

Property features AI

Finance

• Other: Zoning: Ca-Mfh-Ii; Lot dimensions approximately 60' x 150' (0.2 acres); Subdivision: Clariday Woods
• HOA & community: No association amenities

Exterior

• Parking: On-site gravel parking
• Utilities: Public water; Sewer connected; Water connected
• Home design: Manufactured home; One level; Residential property
• Construction: Vinyl siding; Shingle roof; Built as a manufactured home
• Exterior features: Porch; Has a view; Unimproved road frontage

Interior

• Kitchen: Electric oven; Range; Refrigerator; Dishwasher
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Ceiling fan(s); Window coverings; Crawl space basement
• Laundry & utility: Washer hookup in hall; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $199k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.1% in Calabash — 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 61/100 on livability (#487 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D, amenities F, commute 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: Jessie Mae Monroe Elementary (math 43% / reading 41%, grade F, #633 of 1,410 statewide, top 48%, 394 students, 99% 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.
• Market conditions: 691 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 33% of the median local income ($75k/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 187 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $36k; list at $199k implies a 445% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-15,463
• Equity at exit: $29,672

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $8,233
• Equity at exit: $17,206

Cash invested: $55,720 (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 28467

• Home prices YoY: -33.7%
• Active inventory: 691
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,074 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $263

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 82%

Sensitivity live

Price	-10% $401	-5% $332	+0% $263	+5% $194	+10% $126
Rent	-10% $99	-5% $181	+0% $263	+5% $345	+10% $427
Rate	-1.0pp $363	-0.5pp $314	base $263	+0.5pp $211	+1.0pp $159

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7112 Town Center Rd Sunset Beach, NC	1.0–2.0	1.0–2.0	955	$1,400	$1.47	14d	13	0.33mi
1420 Sherman Dr Calabash, NC	2.0–3.0	1.0–2.0	1011	$770	$0.76	14d	3	0.60mi
1086 Mille Ave Calabash, NC	3.0	2.0	1232	$2,000	$1.62	24d	1	0.61mi
1063 Harbor Dr Calabash, NC	3.0	2.0	1421	$2,200	$1.55	21d	1	0.73mi
834 Greenwood Ct Calabash, NC	3.0	2.0	1475	$2,100	$1.42	14d	1	0.74mi
1035 Brightwater Way Calabash, NC	1.0–3.0	1.0–2.5	1327	$2,145	$1.62	24d	1	1.08mi
660 Aubrey Ln Calabash, NC	1.0–2.0	1.0–2.0	1081	$2,870	$2.65	14d	69	1.16mi
891 Mh Marina Rd #3 Carolina Shores, NC	2.0	2.0	1250	$1,300	$1.04	14d	1	1.40mi

Listing history 20 events

1. 2026-06-18
   days on market $199,000 Active 187 DOM
2. 2026-06-17
   days on market $199,000 Active 186 DOM
3. 2026-06-16
   days on market $199,000 Active 185 DOM
4. 2026-06-15
   days on market $199,000 Active 184 DOM
5. 2026-06-14
   days on market $199,000 Active 182 DOM
6. 2026-06-13
   days on market $199,000 Active 181 DOM
7. 2026-06-10
   days on market $199,000 Active 179 DOM
8. 2026-06-09
   days on market $199,000 Active 178 DOM
9. 2026-06-08
   days on market $199,000 Active 177 DOM
10. 2026-06-07
    days on market $199,000 Active 176 DOM
11. 2026-06-05
    days on market $199,000 Active 173 DOM
12. 2026-06-03
    days on market $199,000 Active 172 DOM
13. 2026-06-02
    days on market $199,000 Active 171 DOM
14. 2026-06-01
    days on market $199,000 Active 170 DOM
15. 2026-05-31
    days on market $199,000 Active 169 DOM
16. 2026-05-30
    days on market $199,000 Active 168 DOM
17. 2025-12-13
    listed $199,000 Active
18. 2022-08-05
    soldstatus $36,500 Closed 303-char remark

    Show marketing remark (303 chars)

    Looking for a vacant lot close to the beach? This mobile home lot has both municipal water and sewer available. Nice corner lot off Cherry Lane SW and Pineclair Drive in Clariday Woods subdivision. No HOAs. Approximately 5 miles to Sunset Beach and 10 miles to Ocean Isle Beach. Come check it out today!

19. 2022-06-30
    status Pending 303-char remark

    Show marketing remark (303 chars)

    Looking for a vacant lot close to the beach? This mobile home lot has both municipal water and sewer available. Nice corner lot off Cherry Lane SW and Pineclair Drive in Clariday Woods subdivision. No HOAs. Approximately 5 miles to Sunset Beach and 10 miles to Ocean Isle Beach. Come check it out today!

20. 2022-06-15
    listed $39,000 Active 303-char remark

    Show marketing remark (303 chars)

    Looking for a vacant lot close to the beach? This mobile home lot has both municipal water and sewer available. Nice corner lot off Cherry Lane SW and Pineclair Drive in Clariday Woods subdivision. No HOAs. Approximately 5 miles to Sunset Beach and 10 miles to Ocean Isle Beach. Come check it out today!

ⓘ 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 ≥104°F today · 18 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: $24,885
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$5,789
• Taxable loss: −$13
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $3,159/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 — Calabash

• Score: 61/100
• State rank: #487
• US rank: #17866

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F 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): 13,313
• Household income: $75,341
• Rent vs Own: 10.4% rent · 89.6% own
• Severe rent burden: 81.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% 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: ▼ -67.90%
• Current HPI: 133.7186
• 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

+410.3% since first listed

4 events — show timeline

• 2025-12-13 Listed $199,000 Hive MLS
• 2022-08-05 Sold (MLS) $36,500 Hive MLS
• 2022-06-30 Pending — Hive MLS
• 2022-06-15 Listed $39,000 Hive MLS