96 Crooked Island Cir · Murrells Inlet, SC 29576

$59,000

3 bd · 2.0 ba · 1,350 sqft · Manufactured · 125 Days on market

Built 1983 Est $88k · 33% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely home in Captains Cove. 3 large bedrooms all with walk in closets , hardwood laminate floors in Kitchen, living room, dining room and hallway . Lots of kitchen cabinets and pantry. Nice corner lot in this 55 and older community with clubhouse and pool for residents and their guests. Close to Murrells Inlet Marshwalk, Brookgreen Gardens and Huntington Beach State Park. Great for year round living or seasonal.

Key facts

• Carolina room
• Pickleball court
• Swimming pool

Tags

• NEW CLUBHOUSE
• SWIMMING POOL
• PICKLEBALL COURT
• OUTDOOR GRILLING AREA
• CORNER LOT
• CAROLINA ROOM

Property features AI

Finance

• Other: For sale
• Financial info: Has land lease of $900 per month
• HOA & community: Association fee paid monthly

Exterior

• Parking: Driveway; 2 parking spaces (total)
• Security: Security information not specified
• Utilities: Water/sewer/power information not specified
• Home design: Double wide mobile home; Resale property
• Construction: Vinyl siding
• Exterior features: Lot information from plans; Residential zoning

Interior

• Kitchen: Range; Refrigerator; Pantry
• Bedrooms: Bedroom information not specified
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Forced air heating; Central air conditioning
• Interior features: Unfurnished; Walk-in closet(s); Ceiling fan(s); Fireplace; Pantry; Carpet, laminate and vinyl flooring
• Laundry & utility: Laundry/utility information not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.9% vs local median 2.2% in Murrells Inlet — 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 76/100 on livability (#25 in SC, #3,720 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 287 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/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 $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $59k implies a 69% 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 $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.37% ✓
• Cap rate: 29.91%
• Cash-on-cash: 84.34%
• DSCR: 4.75
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $87,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Crooked Island Cir	0.02mi	3/2.0	1,344 (-0%)	1mo	$40,000	$30	97
22 Crooked Island Cir	0.01mi	3/2.0	1,431 (+6%)	0mo	$65,000	$45	89
8 Buccaneer St	0.08mi	3/2.0	1,400 (+4%)	1mo	$59,000	$42	89
163 Crooked Island Cir	0.22mi	3/2.0	1,344 (-0%)	3mo	$75,000	$56	86
59 Crooked Island Cir	0.18mi	3/2.0	1,300 (-4%)	6mo	$85,000	$65	80
835 South Marlin Cir	0.28mi	3/2.0	1,238 (-8%)	6mo	$155,000	$125	68
106 Inlet Oaks Village Ct	0.51mi	3/2.0	1,357 (+0%)	8mo	$95,000	$70	68
74 Boone Loop	0.74mi	3/2.0	1,350 (0%)	1mo	$130,000	$96	65
983 Live Oak South Marlin Cir	0.21mi	3/2.0	1,500 (+11%)	8mo	$278,000	$185	65
103 Village Ct	0.53mi	3/2.0	1,194 (-12%)	9mo	$92,000	$77	49
43 Ravenel Ct	0.64mi	2/2.0 (-1)	1,260 (-7%)	6mo	$54,900	$44	49
121 Burr Cir	0.64mi	2/1.5 (-1)	1,250 (-7%)	9mo	$15,000	$12	43

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 · 4.66% rent growth · sell at horizon

5-year hold

• IRR: 86.6%
• Equity multiple: 5.10×
• Total profit: $67,786
• Equity at exit: $8,797

10-year hold

• IRR: 90.1%
• Equity multiple: 11.21×
• Total profit: $168,677
• Equity at exit: $5,101

Cash invested: $16,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29576

• Home prices YoY: -18.8%
• Rents YoY: 4.7%
• Active inventory: 287
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $1,161

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 37%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4996 Highway 17 Business Murrells Inlet, SC	2.0	2.0	925	$1,500	$1.62	14d	1	0.42mi
13 Muddy Bay Dr Murrells Inlet, SC	2.0–3.0	2.0	1095	$2,116	$1.93	14d	13	0.66mi
50 Turning Stone Boulelvard Murrells Inlet, SC	3.0	2.0	1350	$1,750	$1.30	23d	1	0.75mi
66 Turning Stone Boulelvard Unit 1 Murrells Inlet, SC	3.0	2.0	1350	$1,595	$1.18	23d	1	0.76mi
66 Turning Stone Blvd Murrells Inlet, SC	3.0	2.0	1450	$1,700	$1.17	23d	1	0.78mi
4323 Lotus Ct Unit F Murrells Inlet, SC	3.0	2.0	1319	$1,750	$1.33	23d	1	1.19mi
4384 Daphne Ln Murrells Inlet, SC	3.0	2.0	1450	$1,950	$1.34	21d	1	1.39mi
4376 Crepe Myrtle Ct Murrells Inlet, SC	3.0	2.0	1500	$1,850	$1.23	23d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $59,000 Active 125 DOM
2. 2026-06-17
   days on market $59,000 Active 124 DOM
3. 2026-06-16
   days on market $59,000 Active 123 DOM
4. 2026-06-15
   days on market $59,000 Active 122 DOM
5. 2026-06-14
   days on market $59,000 Active 120 DOM
6. 2026-06-10
   days on market $59,000 Active 117 DOM
7. 2026-06-09
   days on market $59,000 Active 116 DOM
8. 2026-06-08
   days on market $59,000 Active 115 DOM
9. 2026-06-07
   days on market $59,000 Active 114 DOM
10. 2026-06-03
    days on market $59,000 Active 110 DOM
11. 2026-06-02
    days on market $59,000 Active 109 DOM
12. 2026-06-01
    days on market $59,000 Active 108 DOM
13. 2026-05-31
    days on market $59,000 Active 107 DOM
14. 2026-05-30
    days on market $59,000 Active 106 DOM
15. 2026-04-08
    price $59,000
16. 2026-02-13
    listed $69,000 Active
17. 2011-09-26
    soldstatus $35,000 417-char remark

    Show marketing remark (417 chars)

    Lovely home in Captains Cove. 3 large bedrooms all with walk in closets , hardwood laminate floors in Kitchen, living room, dining room and hallway . Lots of kitchen cabinets and pantry. Nice corner lot in this 55 and older community with clubhouse and pool for residents and their guests. Close to Murrells Inlet Marshwalk, Brookgreen Gardens and Huntington Beach State Park. Great for year round living or seasonal.

18. 2011-07-20
    listed $38,900 417-char remark

    Show marketing remark (417 chars)

    Lovely home in Captains Cove. 3 large bedrooms all with walk in closets , hardwood laminate floors in Kitchen, living room, dining room and hallway . Lots of kitchen cabinets and pantry. Nice corner lot in this 55 and older community with clubhouse and pool for residents and their guests. Close to Murrells Inlet Marshwalk, Brookgreen Gardens and Huntington Beach State Park. Great for year round living or seasonal.

19. 2011-07-15
    historical
20. 2011-05-03
    listed $47,750

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,829
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$1,716
• Taxable income: $13,815
• Est. tax owed @ 24.0%: −$3,316
• After-tax cash flow: $10,617/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Murrells Inlet

• Score: 76/100
• State rank: #25
• US rank: #3720

Category grades

Amenities F Commute F Cost of living B- Crime A+ Employment B Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrells Inlet, SC
• County: Horry County · 356,152 people
• City population: 34,695
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 34,695
• Household income: $70,691
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 309.0

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Black 3% Two or more races 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 3% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.53%
• Current HPI: 248.5102
• Rent YoY: ▲ 4.66%
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+23.6% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $59,000 CCAR
• 2026-02-13 Listed $69,000 CCAR
• 2011-09-26 Sold (MLS) $35,000 CCAR
• 2011-07-20 Listed $38,900 CCAR
• 2011-07-15 Listing Removed — CCAR
• 2011-05-03 Listed $47,750 CCAR