7123 Woodline Dr SW · Sunset Beach, NC 28468

$269,990

3 bd · 2.0 ba · 1,265 sqft · SingleFamily · 71 Days on market

Built 2026 Excellent condition 5,227 sqft lot Est $259k · at est. $45/mo HOA · 2% of rent

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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 +11.4/30.0
• ARV discount +5.6/15.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to the Efficient floor plan by Dream Finders Homes in Seaside Palms-a thoughtfully designed single-story layout offering 1,265 square feet of practical comfort and modern style. Featuring 3 bedrooms and 2 full bathrooms, this home replaces the study with an additional bedroom, creating even more flexible living space for family or guests. Step inside from the covered front porch into a bright, inviting foyer that sets the tone for the open-concept design. The heart of the home showcases a seamless flow between the spacious kitchen with a large island, dining area, and living room-perfect for everyday living and effortless entertaining. The primary suite offers a private retreat complete with a generous walk-in closet and a well-appointed bathroom featuring a double vanity. Two additional bedrooms provide versatility for guests, family, or a home office setup. Enjoy added convenience with a 1-car garage, 9-foot ceilings, and 36-inch upper kitchen cabinets that elevate both style and storage. Step outside to a paved patio, ideal for relaxing or outdoor gatherings. With its efficient use of space and modern finishes throughout, this home delivers comfort, simplicity, and low-maintenance living in the desirable Seaside Palms community. Photos are representative of the Efficient floor plan.

Key facts

• Granite countertops
• 7 foot island
• Owner's suite

Tags

• OPEN CONCEPT HOME
• 36 UPPER KITCHEN CABINETS
• GRANITE COUNTERTOPS
• SINGLE BASIN SINK
• 7 FOOT ISLAND
• OWNER'S SUITE

Property features AI

Finance

• Other: Paved road access; Zoning: Co-R-7500
• HOA & community: Homeowners association with annual fee of $540 (about $45/month); HOA provides grounds maintenance; Community street lights

Exterior

• Parking: Attached garage (1 car); Concrete on-site parking
• Security: Smoke detector(s)
• Utilities: Public water; Sewer connected; Water connected; Electric service
• Home design: Single family residence; One-story; Entry level 1; Has a view; New construction
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as new construction
• Exterior features: Patio; No additional exterior features listed; No pool

Interior

• Kitchen: Self-cleaning oven; Disposal; Dishwasher; Electric range; Microwave; Electric water heater
• Bedrooms: Master downstairs
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Master bedroom on main level; High ceilings; Kitchen island; Smoke detector(s)
• Laundry & utility: Washer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (14.7% below list).
• Recommended offer: $230k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.3% in Sunset 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 66/100 on livability (#257 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B+, cost of living B; 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: 358 active listings in the ZIP; 3 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 33% of the median local income ($83k/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 71 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $230,282 (14.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $259,325
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7083 Woodline Dr SW	0.10mi	3/2.0	1,265 (0%)	1mo	$239,990	$190	95
6958 Seaside Palms Pl SW	0.17mi	3/2.0	1,265 (0%)	10mo	$258,990	$205	84
7063 Woodline Dr SW	0.15mi	3/2.0	1,265 (0%)	14mo	$249,990	$198	81
6934 Seaside Palms Pl SW	0.23mi	3/2.0	1,265 (0%)	13mo	$250,000	$198	79
6919 Seaside Palms Pl SW	0.26mi	3/2.0	1,265 (0%)	14mo	$264,990	$209	76
7043 Woodline Dr SW	0.19mi	3/2.0	1,265 (0%)	21mo	$269,990	$213	73

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-49,522
• Equity at exit: $40,256

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-50,383
• Equity at exit: $23,344

Cash invested: $75,597 (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 28468

• Active inventory: 358
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,303 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$45
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-92

Break-even live

Break-even rent $2,419

Max offer price $256,734

Occupancy floor 99%

Sensitivity live

Price	-10% $95	-5% $2	+0% $-92	+5% $-185	+10% $-278
Rent	-10% $-274	-5% $-183	+0% $-92	+5% $-1	+10% $90
Rate	-1.0pp $44	-0.5pp $-23	base $-92	+0.5pp $-162	+1.0pp $-233

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: $67,498
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7091 Woodline Dr Sunset Beach, NC	3.0	2.0	1519	$2,400	$1.58	16d	1	0.10mi
1956 Sparrowstar Way SW Shallotte, NC	1.0–2.0	1.5–2.5	1182	$1,830	$1.55	25d	12	1.45mi
900 Great Egret Cir SW #3 Sunset Beach, NC	3.0	2.0	1300	$1,900	$1.46	16d	1	1.47mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 23 events

1. 2026-06-22
   days on market $269,990 Active 71 DOM
2. 2026-06-18
   days on market $269,990 Active 68 DOM
3. 2026-06-17
   days on market $269,990 Active 67 DOM
4. 2026-06-16
   days on market $269,990 Active 66 DOM
5. 2026-06-15
   days on market $269,990 Active 65 DOM
6. 2026-06-14
   days on market $269,990 Active 63 DOM
7. 2026-06-13
   pricedays on market $269,990 Active 62 DOM
8. 2026-06-10
   days on market $284,990 Active 60 DOM
9. 2026-06-09
   days on market $284,990 Active 59 DOM
10. 2026-06-08
    days on market $284,990 Active 58 DOM
11. 2026-06-07
    days on market $284,990 Active 57 DOM
12. 2026-06-05
    days on market $284,990 Active 54 DOM
13. 2026-06-03
    pricedays on market $284,990 Active 53 DOM
14. 2026-06-02
    days on market $298,990 Active 52 DOM
15. 2026-06-01
    days on market $298,990 Active 51 DOM
16. 2026-05-31
    days on market $298,990 Active 50 DOM
17. 2026-05-30
    days on market $298,990 Active 49 DOM
18. 2026-04-29
    price $298,990 1319-char remark

    Show marketing remark (1319 chars)

    Welcome home to the Efficient floor plan by Dream Finders Homes in Seaside Palms-a thoughtfully designed single-story layout offering 1,265 square feet of practical comfort and modern style. Featuring 3 bedrooms and 2 full bathrooms, this home replaces the study with an additional bedroom, creating even more flexible living space for family or guests. Step inside from the covered front porch into a bright, inviting foyer that sets the tone for the open-concept design. The heart of the home showcases a seamless flow between the spacious kitchen with a large island, dining area, and living room-perfect for everyday living and effortless entertaining. The primary suite offers a private retreat complete with a generous walk-in closet and a well-appointed bathroom featuring a double vanity. Two additional bedrooms provide versatility for guests, family, or a home office setup. Enjoy added convenience with a 1-car garage, 9-foot ceilings, and 36-inch upper kitchen cabinets that elevate both style and storage. Step outside to a paved patio, ideal for relaxing or outdoor gatherings. With its efficient use of space and modern finishes throughout, this home delivers comfort, simplicity, and low-maintenance living in the desirable Seaside Palms community. Photos are representative of the Efficient floor plan.

19. 2026-04-28
    price $298,990

    Show marketing remark (1319 chars)

    Welcome home to the Efficient floor plan by Dream Finders Homes in Seaside Palms-a thoughtfully designed single-story layout offering 1,265 square feet of practical comfort and modern style. Featuring 3 bedrooms and 2 full bathrooms, this home replaces the study with an additional bedroom, creating even more flexible living space for family or guests. Step inside from the covered front porch into a bright, inviting foyer that sets the tone for the open-concept design. The heart of the home showcases a seamless flow between the spacious kitchen with a large island, dining area, and living room-perfect for everyday living and effortless entertaining. The primary suite offers a private retreat complete with a generous walk-in closet and a well-appointed bathroom featuring a double vanity. Two additional bedrooms provide versatility for guests, family, or a home office setup. Enjoy added convenience with a 1-car garage, 9-foot ceilings, and 36-inch upper kitchen cabinets that elevate both style and storage. Step outside to a paved patio, ideal for relaxing or outdoor gatherings. With its efficient use of space and modern finishes throughout, this home delivers comfort, simplicity, and low-maintenance living in the desirable Seaside Palms community. Photos are representative of the Efficient floor plan.

20. 2026-04-28
    status Active 1319-char remark

    Show marketing remark (1319 chars)

    Welcome home to the Efficient floor plan by Dream Finders Homes in Seaside Palms-a thoughtfully designed single-story layout offering 1,265 square feet of practical comfort and modern style. Featuring 3 bedrooms and 2 full bathrooms, this home replaces the study with an additional bedroom, creating even more flexible living space for family or guests. Step inside from the covered front porch into a bright, inviting foyer that sets the tone for the open-concept design. The heart of the home showcases a seamless flow between the spacious kitchen with a large island, dining area, and living room-perfect for everyday living and effortless entertaining. The primary suite offers a private retreat complete with a generous walk-in closet and a well-appointed bathroom featuring a double vanity. Two additional bedrooms provide versatility for guests, family, or a home office setup. Enjoy added convenience with a 1-car garage, 9-foot ceilings, and 36-inch upper kitchen cabinets that elevate both style and storage. Step outside to a paved patio, ideal for relaxing or outdoor gatherings. With its efficient use of space and modern finishes throughout, this home delivers comfort, simplicity, and low-maintenance living in the desirable Seaside Palms community. Photos are representative of the Efficient floor plan.

21. 2026-04-11
    listed $299,645 Active
22. 2026-04-09
    historical 1319-char remark

    Show marketing remark (1319 chars)

    Welcome home to the Efficient floor plan by Dream Finders Homes in Seaside Palms-a thoughtfully designed single-story layout offering 1,265 square feet of practical comfort and modern style. Featuring 3 bedrooms and 2 full bathrooms, this home replaces the study with an additional bedroom, creating even more flexible living space for family or guests. Step inside from the covered front porch into a bright, inviting foyer that sets the tone for the open-concept design. The heart of the home showcases a seamless flow between the spacious kitchen with a large island, dining area, and living room-perfect for everyday living and effortless entertaining. The primary suite offers a private retreat complete with a generous walk-in closet and a well-appointed bathroom featuring a double vanity. Two additional bedrooms provide versatility for guests, family, or a home office setup. Enjoy added convenience with a 1-car garage, 9-foot ceilings, and 36-inch upper kitchen cabinets that elevate both style and storage. Step outside to a paved patio, ideal for relaxing or outdoor gatherings. With its efficient use of space and modern finishes throughout, this home delivers comfort, simplicity, and low-maintenance living in the desirable Seaside Palms community. Photos are representative of the Efficient floor plan.

23. 2026-04-07
    listed $299,645 Active 1319-char remark

    Show marketing remark (1319 chars)

    Welcome home to the Efficient floor plan by Dream Finders Homes in Seaside Palms-a thoughtfully designed single-story layout offering 1,265 square feet of practical comfort and modern style. Featuring 3 bedrooms and 2 full bathrooms, this home replaces the study with an additional bedroom, creating even more flexible living space for family or guests. Step inside from the covered front porch into a bright, inviting foyer that sets the tone for the open-concept design. The heart of the home showcases a seamless flow between the spacious kitchen with a large island, dining area, and living room-perfect for everyday living and effortless entertaining. The primary suite offers a private retreat complete with a generous walk-in closet and a well-appointed bathroom featuring a double vanity. Two additional bedrooms provide versatility for guests, family, or a home office setup. Enjoy added convenience with a 1-car garage, 9-foot ceilings, and 36-inch upper kitchen cabinets that elevate both style and storage. Step outside to a paved patio, ideal for relaxing or outdoor gatherings. With its efficient use of space and modern finishes throughout, this home delivers comfort, simplicity, and low-maintenance living in the desirable Seaside Palms community. Photos are representative of the Efficient floor plan.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,634
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − HOA: −$540
• − Depreciation: −$7,854
• Taxable loss: −$5,705
• Est. tax savings @ 24.0%: +$1,369
• After-tax cash flow: $270/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minimal updates needed.

Value-add opportunities

• Both Painting the interior walls and updating the kitchen backsplash — Enhances the home's curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances the home's curb appeal and adds value
• Both Adding smart home features — Improves convenience and adds value for potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls and updating the kitchen backsplash — Enhances the home's curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances the home's curb appeal and adds value ↑
• Both Adding smart home features — Improves convenience and adds value for potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Sunset Beach

• Score: 66/100
• State rank: #257
• US rank: #11344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 131,536 people
• City population: 5,154
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 5,154
• Household income: $83,358
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 80.0

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 (88%)
• Race & ethnicity: White 88% Black 5% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Serbian 4% Lithuanian 4% Slovak 4%
• Foreign-born: 4% · Canada, China
• Languages at home: 97% English-only · French/Haitian/Cajun 1% 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: ▼ -259.35%
• Current HPI: 124.6475
• 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

-0.2% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $298,990 Zillow
• 2026-04-28 Price Changed $298,990 Hive MLS
• 2026-04-28 Relisted — Zillow
• 2026-04-11 Listed $299,645 Hive MLS
• 2026-04-09 Delisted — Zillow
• 2026-04-07 Listed $299,645 Zillow