9081 Beach Dr SW · Calabash, NC 28467

$280,000

4 bd · 2.0 ba · 1,500 sqft · Manufactured public records · 26 Days on market

Built 1978 Est $208k · 34% over

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Why this score? — see what drove the F 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 +15.0/30.0
• DSCR +4.6/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

& quot; & quot; Perfect beach home within walking distance to all that Calabash has to offer! Whether this is your retirement home or an investment property this location is ideal Just 5 minutes to Sunset Beach 3 minutes to four golf courses deep sea fishing and three boat ramps. Choose your lifestyle the options are limitless! Retire and walk to the Calabash Deli for breakfast everyday or go down to meet the boats when they come in with fresh shrimp sea bass flounder trigger fish and grill it yourself in your private fenced backyard. Ideal live/ work situation with secure workshop and shed and a double carport which can be turned into another building. Home is extremely w

Key facts

• Secure workshop
• Walking distance
• Double carport

Tags

• BEACH HOME
• WALKING DISTANCE
• PRIVATE FENCED BACKYARD
• SECURE WORKSHOP
• DOUBLE CARPORT
• WELL INSULATED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $218k (22.2% below list).
• Recommended offer: $218k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 703 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 35% 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 $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 26 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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 $65k; list at $280k implies a 331% 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 $217,771 (22.2% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.78% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $208,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
932 Charlotte Ave SW	0.22mi	3/2.0 (-1)	1,539 (+3%)	11mo	$214,500	$139	71
1112 Thrush Ct SW	0.61mi	3/2.0 (-1)	1,475 (-2%)	2mo	$258,000	$175	62
1104 Captains Ct	0.46mi	3/2.0 (-1)	1,388 (-8%)	5mo	$233,000	$168	56
1100 Thrush Ct	0.62mi	3/2.0 (-1)	1,512 (+1%)	11mo	$229,000	$151	56
1122 Captains Ct	0.35mi	3/2.0 (-1)	1,603 (+7%)	14mo	$220,000	$137	55
1111 Captains Ct SW	0.44mi	3/2.0 (-1)	1,620 (+8%)	9mo	$200,000	$123	54
1070 Waterview Ln SW	0.63mi	3/2.0 (-1)	1,404 (-6%)	14mo	$210,000	$150	44
1073 Captains Ct	0.68mi	3/2.0 (-1)	1,675 (+12%)	2mo	$200,000	$119	43
1078 Waterview Ln SW	0.57mi	3/2.0 (-1)	1,296 (-14%)	7mo	$175,000	$135	40
1108 Songbird Ct SW	0.62mi	3/2.0 (-1)	1,339 (-11%)	14mo	$185,000	$138	37
1092 Nautical Ln SW	0.44mi	3/3.0 (-1)	1,720 (+15%)	13mo	$230,000	$134	35
1084 Captains Ct	0.60mi	3/2.0 (-1)	1,302 (-13%)	13mo	$237,000	$182	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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-40,039
• Equity at exit: $41,749

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-28,419
• Equity at exit: $24,209

Cash invested: $78,400 (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: 703
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $86

Break-even live

Break-even rent $2,069

Max offer price $280,000

Occupancy floor 91%

Sensitivity live

Price	-10% $245	-5% $165	+0% $86	+5% $7	+10% $-408
Rent	-10% $-86	-5% $0	+0% $86	+5% $172	+10% $258
Rate	-1.0pp $227	-0.5pp $157	base $86	+0.5pp $14	+1.0pp $-60

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1086 Mille Ave Calabash, NC	3.0	2.0	1232	$2,000	$1.62	25d	1	0.40mi
1420 Sherman Dr Calabash, NC	2.0–3.0	1.0–2.0	1011	$770	$0.76	15d	3	0.46mi
834 Greenwood Ct Calabash, NC	3.0	2.0	1475	$2,100	$1.42	15d	1	0.62mi
1063 Harbor Dr Calabash, NC	3.0	2.0	1421	$2,200	$1.55	23d	1	0.69mi
1016 Harbor Dr Calabash, NC	4.0	2.0	1780	$2,400	$1.35	15d	1	1.05mi
1035 Brightwater Way Calabash, NC	1.0–3.0	1.0–2.5	1327	$2,145	$1.62	25d	1	1.09mi
908 Resort Cir Unit 1 Sunset Beach, NC	3.0	2.0	1301	$1,500	$1.15	15d	1	1.43mi

Listing history 44 events

1. 2026-06-22
   days on market $280,000 Active 26 DOM
2. 2026-06-18
   days on market $280,000 Active 23 DOM
3. 2026-06-17
   days on market $280,000 Active 22 DOM
4. 2026-06-16
   days on market $280,000 Active 21 DOM
5. 2026-06-15
   days on market $280,000 Active 20 DOM
6. 2026-06-14
   days on market $280,000 Active 18 DOM
7. 2026-06-13
   days on market $280,000 Active 17 DOM
8. 2026-06-10
   days on market $280,000 Active 15 DOM
9. 2026-06-09
   days on market $280,000 Active 14 DOM
10. 2026-06-08
    days on market $280,000 Active 13 DOM
11. 2026-06-07
    days on market $280,000 Active 12 DOM
12. 2026-06-05
    days on market $280,000 Active 9 DOM
13. 2026-06-03
    days on market $280,000 Active 8 DOM
14. 2026-06-02
    days on market $280,000 Active 7 DOM
15. 2026-06-01
    days on market $280,000 Active 6 DOM
16. 2026-05-31
    days on market $280,000 Active 5 DOM
17. 2026-05-30
    days on market $280,000 Active 4 DOM
18. 2026-05-26
    listed $280,000 Active
19. 2025-03-31
    historical
20. 2025-03-31
    historical
21. 2025-03-22
    price $299,900
22. 2025-03-22
    price $299,900
23. 2025-03-11
    price $319,000
24. 2025-02-20
    price $319,000
25. 2024-09-13
    listed $339,000 Active
26. 2024-09-13
    listed $339,000 Active
27. 2024-09-07
    historical
28. 2024-08-03
    listed $340,000 Active
29. 2023-11-20
    historical
30. 2023-07-19
    price $350,000
31. 2023-07-02
    price $299,000
32. 2023-06-19
    price $450,000
33. 2023-06-13
    price $325,000
34. 2023-06-01
    price $349,000
35. 2023-05-01
    listed $350,000 Active
36. 2023-04-17
    historical
37. 2023-04-06
    price $383,000
38. 2023-03-24
    listed $395,000 Active
39. 2019-05-17
    historical
40. 2018-11-19
    listed $99,900
41. 2013-10-31
    historical
42. 2013-10-24
    soldstatus $65,000
43. 2013-03-27
    listed $89,900
44. 2000-08-01
    soldstatus $20,000

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $2,296 · $191/mo
• Expected delta: +$1,705/yr (+$142/mo · 288.4%)

ⓘ 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 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: $26,133
• − Mortgage interest: −$15,684
• − Property taxes: −$591
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$8,145
• Taxable loss: −$3,869
• Est. tax savings @ 24.0%: +$929
• After-tax cash flow: $1,962/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

• Census place: Calabash, NC
• 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

+1300.0% since first listed

27 events — show timeline

• 2026-05-26 Listed $280,000 FSBO.com
• 2025-03-31 Listing Removed — CCAR
• 2025-03-31 Listing Removed — Hive MLS
• 2025-03-22 Price Changed $299,900 Hive MLS
• 2025-03-22 Price Changed $299,900 CCAR
• 2025-03-11 Price Changed $319,000 Hive MLS
• 2025-02-20 Price Changed $319,000 CCAR
• 2024-09-13 Listed $339,000 CCAR
• 2024-09-13 Listed $339,000 Hive MLS
• 2024-09-07 Listing Removed — Hive MLS
• 2024-08-03 Listed $340,000 Hive MLS
• 2023-11-20 Listing Removed — Hive MLS
• 2023-07-19 Price Changed $350,000 Hive MLS
• 2023-07-02 Price Changed $299,000 Hive MLS
• 2023-06-19 Price Changed $450,000 Hive MLS
• 2023-06-13 Price Changed $325,000 Hive MLS
• 2023-06-01 Price Changed $349,000 Hive MLS
• 2023-05-01 Listed $350,000 Hive MLS
• 2023-04-17 Listing Removed — Hive MLS
• 2023-04-06 Price Changed $383,000 Hive MLS
• 2023-03-24 Listed $395,000 Hive MLS
• 2019-05-17 Listing Removed — Hive MLS
• 2018-11-19 Listed $99,900 Hive MLS
• 2013-10-31 Listing Removed — Hive MLS
• 2013-10-24 Sold (Public Records) $65,000 Public Records
• 2013-03-27 Listed $89,900 Hive MLS
• 2000-08-01 Sold (Public Records) $20,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $591 · +2.0% YoY. Source: county tax records.