457 Hampton St · Carolina Shores, NC 28467

$290,000

3 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 57 Days on market

Built 1996 7,057 sqft lot Est $282k · at est. $42/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 +13.3/30.0
• ARV discount +6.2/15.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well maintained cozy home is located just 10-15 minutes from beautiful local area Carolina beaches, shopping, and restaurants! It offers an open concept living/kitchen area, and a sunny all seasons room just off of the living room that is part of the heated square footage. There is plenty of space to entertain with easy access to the back patio. 1st floor master with private bath and walk-in closet. Extremely clean! Ready to move in or a great home to put your own decorative touch on. Low annual HOA dues including a community pool and clubhouse. A must see today!!

Key facts

• Community pool
• All-seasons room
• Private bath

Tags

• ALL-SEASONS ROOM
• REAR PATIO
• FIRST-FLOOR PRIMARY SUITE
• PRIVATE BATH
• WALK-IN CLOSET
• COMMUNITY POOL

Property features AI

Finance

• Other: Zoning: Co-R-6000; Private paved road frontage; Lot dimensions approximately 59 x 117 x 63 x 114 (0.16 acres); Subdivision: Ocean Side Place; Directions available
• Financial info: Tax information not included per instructions
• HOA & community: Homeowners association with annual fee of $509 (about $42.42/month); Community clubhouse; Community pool

Exterior

• Parking: 2 total parking spaces; 2-car attached garage; Garage with opener; Off-street paved parking
• Security: No specific security features listed
• Utilities: Public water; Sewer available; Water available
• Home design: Single-family residence; One-story; Entry level: 1
• Construction: Brick, vinyl siding and frame construction; Shingle roof; Slab foundation; Built on a single level
• Exterior features: Covered patio; Patio; No additional exterior features listed; Has a view

Interior

• Kitchen: Electric oven; Refrigerator; Dishwasher; Microwave; Electric water heater
• Bedrooms: Master downstairs
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Central air conditioning; Electric heating; Forced air; Heat pump
• Interior features: Master bedroom on the main level; Walk-in closet(s); Vaulted and high ceilings; Ceiling fans; Window coverings
• Laundry & utility: Washer/Dryer hookups (electric water heater listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $2 ($26/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 $224k (22.9% below list).
• Recommended offer: $224k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% in Carolina Shores — 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 64/100 on livability (#352 in NC) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, 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: 691 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% 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 $9k 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 57 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,639 (22.9% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $281,934
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 Wampee St	0.10mi	3/2.0	1,300 (+5%)	11mo	$264,900	$204	78
574 Wampee St NW	0.08mi	2/2.0 (-1)	1,171 (-6%)	7mo	$240,000	$205	76
515 Wampee St NW	0.12mi	3/2.0	1,361 (+10%)	5mo	$240,000	$176	74
441 Maplewood Dr NW	0.59mi	3/2.0	1,270 (+2%)	2mo	$279,000	$220	68
435 Seneca St NW	0.06mi	3/2.0	1,427 (+15%)	11mo	$276,000	$193	63
2119 Jarvis Ln NW	0.50mi	3/2.0	1,365 (+10%)	7mo	$310,000	$227	54
317 Santee St NW	0.24mi	3/2.0	1,406 (+13%)	18mo	$295,000	$210	52
722 Tartans Glen St NW	0.59mi	3/2.0	1,315 (+6%)	13mo	$325,000	$247	52
780 Boundaryline Dr NW	0.29mi	3/2.0	1,400 (+13%)	22mo	$329,000	$235	47
820 Calabash Rd NW	0.72mi	2/1.5 (-1)	1,204 (-3%)	10mo	$275,000	$228	46
569 Boundaryline Dr NW	0.50mi	3/2.0	1,401 (+13%)	21mo	$333,350	$238	38
188 Boundary Loop Rd NW	0.75mi	3/2.0	1,402 (+13%)	20mo	$330,000	$235	27

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-46,969
• Equity at exit: $43,240

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-41,184
• Equity at exit: $25,074

Cash invested: $81,200 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,236 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$121
• HOA: −$42
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $2

Break-even live

Break-even rent $2,234

Max offer price $290,000

Occupancy floor 95%

Sensitivity live

Price	-10% $166	-5% $84	+0% $2	+5% $-80	+10% $-162
Rent	-10% $-175	-5% $-86	+0% $2	+5% $90	+10% $179
Rate	-1.0pp $148	-0.5pp $76	base $2	+0.5pp $-73	+1.0pp $-149

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3021 Siskin Dr NW Calabash, NC	2.0–3.0	2.0–2.5	1557	$2,279	$1.46	15d	46	0.49mi
2033 Wild Indigo CIR NW Calabash, NC	3.0	3.0	1457	$1,775	$1.22	24d	1	0.95mi
31 Quaker Ridge Dr Calabash, NC	2.0–3.0	2.0	1411	$2,292	$1.62	22d	51	1.31mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: pool

Listing history 28 events

1. 2026-06-18
   days on market $290,000 Active 57 DOM
2. 2026-06-17
   days on market $290,000 Active 56 DOM
3. 2026-06-16
   days on market $290,000 Active 55 DOM
4. 2026-06-15
   days on market $290,000 Active 54 DOM
5. 2026-06-14
   days on market $290,000 Active 52 DOM
6. 2026-06-13
   days on market $290,000 Active 51 DOM
7. 2026-06-10
   days on market $290,000 Active 49 DOM
8. 2026-06-09
   days on market $290,000 Active 48 DOM
9. 2026-06-08
   days on market $290,000 Active 47 DOM
10. 2026-06-07
    days on market $290,000 Active 46 DOM
11. 2026-06-05
    days on market $290,000 Active 43 DOM
12. 2026-06-03
    days on market $290,000 Active 42 DOM
13. 2026-06-02
    days on market $290,000 Active 41 DOM
14. 2026-06-01
    days on market $290,000 Active 40 DOM
15. 2026-05-31
    days on market $290,000 Active 39 DOM
16. 2026-05-30
    days on market $290,000 Active 38 DOM
17. 2026-05-14
    price $290,000
18. 2026-04-22
    listed $295,000 Active
19. 2023-05-23
    soldstatus $280,000 Closed 575-char remark

    Show marketing remark (575 chars)

    This well maintained cozy home is located just 10-15 minutes from beautiful local area Carolina beaches, shopping, and restaurants! It offers an open concept living/kitchen area, and a sunny all seasons room just off of the living room that is part of the heated square footage. There is plenty of space to entertain with easy access to the back patio. 1st floor master with private bath and walk-in closet. Extremely clean! Ready to move in or a great home to put your own decorative touch on. Low annual HOA dues including a community pool and clubhouse. A must see today!!

20. 2023-05-23
    soldstatus $280,000

    Show marketing remark (575 chars)

    This well maintained cozy home is located just 10-15 minutes from beautiful local area Carolina beaches, shopping, and restaurants! It offers an open concept living/kitchen area, and a sunny all seasons room just off of the living room that is part of the heated square footage. There is plenty of space to entertain with easy access to the back patio. 1st floor master with private bath and walk-in closet. Extremely clean! Ready to move in or a great home to put your own decorative touch on. Low annual HOA dues including a community pool and clubhouse. A must see today!!

21. 2023-04-18
    status Pending 575-char remark

    Show marketing remark (575 chars)

    This well maintained cozy home is located just 10-15 minutes from beautiful local area Carolina beaches, shopping, and restaurants! It offers an open concept living/kitchen area, and a sunny all seasons room just off of the living room that is part of the heated square footage. There is plenty of space to entertain with easy access to the back patio. 1st floor master with private bath and walk-in closet. Extremely clean! Ready to move in or a great home to put your own decorative touch on. Low annual HOA dues including a community pool and clubhouse. A must see today!!

22. 2023-04-12
    listed $275,000 Active 575-char remark

    Show marketing remark (575 chars)

    This well maintained cozy home is located just 10-15 minutes from beautiful local area Carolina beaches, shopping, and restaurants! It offers an open concept living/kitchen area, and a sunny all seasons room just off of the living room that is part of the heated square footage. There is plenty of space to entertain with easy access to the back patio. 1st floor master with private bath and walk-in closet. Extremely clean! Ready to move in or a great home to put your own decorative touch on. Low annual HOA dues including a community pool and clubhouse. A must see today!!

23. 2021-03-22
    soldstatus $189,900 773-char remark

    Show marketing remark (773 chars)

    Calabash - Take a look at this little jewel. 3 Bedroom 2 Bath home is clean as a whistle and ready to go. Ranch style home with vinyl siding and some brick accents has vaulted living area open to kitchen/dining combo and a nice Carolina Room beckons through a double doorway from living room. In the heart of a popular development just a mile from Hwy 17 and shopping but surrounded by peace and quiet with a nice back yard for family fun or gardening. This home has been well maintained and has recent improvements including roof, windows, steel garage door and opener. Laminate floors in living room and Hall. Tile floors in kitchen and baths. Solid surface counter tops. Maple cabinetry. Community pool and Clubhouse. POA includes private road and amenities maintenance.

24. 2021-03-22
    soldstatus $189,900

    Show marketing remark (773 chars)

    Calabash - Take a look at this little jewel. 3 Bedroom 2 Bath home is clean as a whistle and ready to go. Ranch style home with vinyl siding and some brick accents has vaulted living area open to kitchen/dining combo and a nice Carolina Room beckons through a double doorway from living room. In the heart of a popular development just a mile from Hwy 17 and shopping but surrounded by peace and quiet with a nice back yard for family fun or gardening. This home has been well maintained and has recent improvements including roof, windows, steel garage door and opener. Laminate floors in living room and Hall. Tile floors in kitchen and baths. Solid surface counter tops. Maple cabinetry. Community pool and Clubhouse. POA includes private road and amenities maintenance.

25. 2021-03-22
    soldstatus $190,000

    Show marketing remark (773 chars)

    Calabash - Take a look at this little jewel. 3 Bedroom 2 Bath home is clean as a whistle and ready to go. Ranch style home with vinyl siding and some brick accents has vaulted living area open to kitchen/dining combo and a nice Carolina Room beckons through a double doorway from living room. In the heart of a popular development just a mile from Hwy 17 and shopping but surrounded by peace and quiet with a nice back yard for family fun or gardening. This home has been well maintained and has recent improvements including roof, windows, steel garage door and opener. Laminate floors in living room and Hall. Tile floors in kitchen and baths. Solid surface counter tops. Maple cabinetry. Community pool and Clubhouse. POA includes private road and amenities maintenance.

26. 2021-01-25
    listed $189,900 773-char remark

    Show marketing remark (773 chars)

    Calabash - Take a look at this little jewel. 3 Bedroom 2 Bath home is clean as a whistle and ready to go. Ranch style home with vinyl siding and some brick accents has vaulted living area open to kitchen/dining combo and a nice Carolina Room beckons through a double doorway from living room. In the heart of a popular development just a mile from Hwy 17 and shopping but surrounded by peace and quiet with a nice back yard for family fun or gardening. This home has been well maintained and has recent improvements including roof, windows, steel garage door and opener. Laminate floors in living room and Hall. Tile floors in kitchen and baths. Solid surface counter tops. Maple cabinetry. Community pool and Clubhouse. POA includes private road and amenities maintenance.

27. 2021-01-24
    listed $189,900
28. 1996-04-01
    soldstatus $22,000

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $2,378 · $198/mo
• Expected delta: +$1,406/yr (+$117/mo · 144.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 19 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: $26,837
• − Mortgage interest: −$16,245
• − Property taxes: −$972
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − HOA: −$504
• − Depreciation: −$8,436
• Taxable loss: −$5,064
• Est. tax savings @ 24.0%: +$1,215
• After-tax cash flow: $1,241/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 — Carolina Shores

• Score: 64/100
• State rank: #352
• US rank: #13907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 131,536 people
• City population: 13,313
• 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

+1218.2% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $290,000 Hive MLS
• 2026-04-22 Listed $295,000 Hive MLS
• 2023-05-23 Sold (Public Records) $280,000 Public Records
• 2023-05-23 Sold (MLS) $280,000 Hive MLS
• 2023-04-18 Pending — Hive MLS
• 2023-04-12 Listed $275,000 Hive MLS
• 2021-03-22 Sold (Public Records) $190,000 Public Records
• 2021-03-22 Sold (MLS) $189,900 CCAR
• 2021-03-22 Sold (MLS) $189,900 Hive MLS
• 2021-01-25 Listed $189,900 Hive MLS
• 2021-01-24 Listed $189,900 CCAR
• 1996-04-01 Sold (Public Records) $22,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $972 · +0.0% YoY. Source: county tax records.