1539 W White Egret Ln NE Lot 761 · Bolivia, NC 28422

$254,999

3 bd · 2.0 ba · 1,281 sqft · SingleFamily · 135 Days on market

Built 2025 6,534 sqft lot Est $256k · at est. $46/mo HOA · 2% of rent ↓ 10% since listing

---

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 +12.0/30.0
• ARV discount +7.7/15.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• DSCR +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Get ready for SALT LIFE! Come check out our new phase in Eagle Creek, located in a serene area of Brunswick County, and only 15 minutes to the beaches of Oak Island. This homesite features a beautiful one-story Devon w/ 3 bedrooms and 2 full baths, an open concept living area, and storage closets galore throughout the home. Stainless Steel Appliances in the well thought out kitchen with granite countertops in the kitchen and a large island that is perfect for entertaining. The two bathrooms feature granite countertops. The primary suite has a spacious bedroom with a walk in closet, and the bath has a walk in shower. Architectural shingles, garage door opener, and screens on all windows! S

Key facts

• Walk in closet
• Walk in shower
• 6,534 sq ft lot

Tags

• NEW PHASE IN EAGLE CREEK
• STORAGE CLOSETS GALORE
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND FOR ENTERTAINING
• WALK IN CLOSET
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-61 ($-736/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (13.3% below list).
• Recommended offer: $221k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.8% in Bolivia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 59/100 on livability (#549 in NC) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, cost of living B; Watch: amenities F, commute F, employment 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); South Brunswick High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 1,172 students, 100% FRL) — zoned schools average 99% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 569 active listings in the ZIP; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 38% of the median local income ($69k/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 135 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $29k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $221,129 (13.3% 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 135 days. Have you received any prior offers? Is the seller open to a 13% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $256,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1523 White Egret Ln NE Lot 757	0.06mi	3/2.0	1,281 (0%)	6mo	$249,999	$195	92
1503 W White Egret Ln NE Lot 752	0.14mi	3/2.0	1,281 (0%)	3mo	$254,999	$199	91
126 Spotted Owl Way NE Lot 328	0.14mi	3/2.0	1,281 (0%)	14mo	$243,999	$190	82
1061 High Tide St SE #26	0.35mi	3/2.0	1,202 (-6%)	5mo	$244,000	$203	69
185 Kite Cir NE Lot 609	0.51mi	3/2.0	1,281 (0%)	11mo	$256,000	$200	67
199 Kite Cir NE Lot 607	0.53mi	3/2.0	1,281 (0%)	10mo	$256,590	$200	67
258 Ocean Pointe Blvd SE #43	0.44mi	3/2.0	1,202 (-6%)	7mo	$249,300	$207	63
503 Tawny Eagle Ct NE Lot 605	0.57mi	3/2.0	1,281 (0%)	13mo	$254,999	$199	62
222 Kite Cir NE Lot 664	0.56mi	3/2.0	1,281 (0%)	14mo	$261,990	$205	62
224 Ocean Pointe Blvd SE #49	0.36mi	3/2.0	1,202 (-6%)	13mo	$239,995	$200	62
1073 High Tide St SE #29	0.47mi	3/2.0	1,202 (-6%)	7mo	$262,000	$218	62
229 Ocean Pointe Blvd SE #7	0.43mi	3/2.0	1,202 (-6%)	12mo	$244,470	$203	60

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-45,165
• Equity at exit: $38,021

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-44,107
• Equity at exit: $22,048

Cash invested: $71,400 (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 28422

• Home prices YoY: -23.8%
• Active inventory: 569
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,211 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$46
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-61

Break-even live

Break-even rent $2,289

Max offer price $246,126

Occupancy floor 98%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 14 events

1. 2026-03-29
   status Pending
2. 2026-03-15
   status Active
3. 2026-03-08
   status Pending
4. 2026-02-07
   status Active
5. 2025-12-11
   status Pending
6. 2025-11-25
   status Pending
7. 2025-11-14
   status Active
8. 2025-10-11
   status Pending
9. 2025-10-07
   price $254,999
10. 2025-09-22
    price $259,999
11. 2025-08-26
    price $269,999
12. 2025-08-18
    price $274,999
13. 2025-08-11
    price $279,999
14. 2025-07-22
    listed $283,990 Active

ⓘ 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: $26,535
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − HOA: −$552
• − Depreciation: −$7,418
• Taxable loss: −$5,064
• Est. tax savings @ 24.0%: +$1,215
• After-tax cash flow: $480/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 — Bolivia

• Score: 59/100
• State rank: #549
• US rank: #20206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 131,536 people
• City population: 10,059
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 10,059
• Household income: $69,412
• Rent vs Own: 13.7% rent · 86.3% own
• Severe rent burden: 243.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 8% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -44.19%
• Current HPI: 141.1956
• 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

-10.2% since first listed

14 events — show timeline

• 2026-03-29 Pending — Hive MLS
• 2026-03-15 Relisted — Hive MLS
• 2026-03-08 Pending — Hive MLS
• 2026-02-07 Relisted — Hive MLS
• 2025-12-11 Pending — Hive MLS
• 2025-11-25 Pending — Hive MLS
• 2025-11-14 Relisted — Hive MLS
• 2025-10-11 Pending — Hive MLS
• 2025-10-07 Price Changed $254,999 Hive MLS
• 2025-09-22 Price Changed $259,999 Hive MLS
• 2025-08-26 Price Changed $269,999 Hive MLS
• 2025-08-18 Price Changed $274,999 Hive MLS
• 2025-08-11 Price Changed $279,999 Hive MLS
• 2025-07-22 Listed $283,990 Hive MLS