3664 Lakeview Dr SW · Holden Beach, NC 28462

$166,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 193 Days on market

Built 2022 5,227 sqft lot Est $155k · 7% over

---

Why this score? — see what drove the C- 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 +22.3/30.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• ARV discount +4.4/15.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own your own home for less than you can rent! Brand new 2 bedroom, 2 full bathroom single wide set up on its own land in supply. The home is located nicely in the Windy Point area of supply in one of the regions cleanest and quietest neighborhoods.

Key facts

• Floored shed
• 5,227 sq ft lot
• Built 2022

Tags

• PARTIALLY FENCED YARD
• FLOORED SHED

Property features AI

Finance

• Other: Subdivision: Lakeview Of Windy Pt; Road frontage unimproved; Zoning: Co-R-6000; Lot dimensions: 105 x 52 x 103 x 53 (0.12 acres)
• HOA & community: No association amenities

Exterior

• Parking: Off-street, unpaved parking
• Utilities: Public water; Water connected; Septic tank sewer
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding; Shingle roof; Crawl space/no basement; Built as a manufactured home
• Exterior features: Level lot; Shed(s); Has view; No patio or porch; No fencing

Interior

• Kitchen: Electric oven; Refrigerator; Dishwasher
• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Walk-in closets; Ceiling fans; Window coverings
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $166k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/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 $158k (4.7% below list).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.1% in Holden 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 65/100 on livability (#334 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing A; Watch: cost of living D, health & safety D, amenities 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: Virginia Williamson Elem (math 50% / reading 49%, grade D, #417 of 1,410 statewide, top 32%, 502 students, 99% FRL); Cedar Grove Middle (math 30% / reading 36%, grade F, #305 of 475 statewide, top 65%, 434 students, 99% 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: 506 active listings in the ZIP; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 31% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $5k 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 193 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $155,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2088 Windy Ter SW	0.07mi	2/2.0	840 (0%)	24mo	$155,000	$185	77

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-9,588
• Equity at exit: $24,751

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $13,716
• Equity at exit: $14,353

Cash invested: $46,480 (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 28462

• Active inventory: 506
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$871
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $273

Break-even live

Break-even rent $1,236

Max offer price $166,000

Occupancy floor 78%

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $166,000 Active 193 DOM
2. 2026-06-17
   days on market $166,000 Active 192 DOM
3. 2026-06-16
   days on market $166,000 Active 191 DOM
4. 2026-06-15
   days on market $166,000 Active 190 DOM
5. 2026-06-14
   days on market $166,000 Active 188 DOM
6. 2026-06-13
   days on market $166,000 Active 187 DOM
7. 2026-06-10
   days on market $166,000 Active 185 DOM
8. 2026-06-09
   days on market $166,000 Active 184 DOM
9. 2026-06-08
   days on market $166,000 Active 183 DOM
10. 2026-06-05
    days on market $166,000 Active 180 DOM
11. 2026-06-03
    days on market $166,000 Active 179 DOM
12. 2026-06-02
    days on market $166,000 Active 178 DOM
13. 2026-06-01
    days on market $166,000 Active 177 DOM
14. 2026-05-31
    days on market $166,000 Active 176 DOM
15. 2026-05-30
    days on market $166,000 Active 175 DOM
16. 2026-04-29
    price $166,000
17. 2026-02-21
    price $176,000
18. 2025-12-06
    listed $181,000 Active
19. 2025-12-04
    historical
20. 2025-09-19
    price $183,500
21. 2025-09-12
    listed $185,000 Active
22. 2024-03-13
    soldstatus $125,900 Closed 249-char remark

    Show marketing remark (249 chars)

    Own your own home for less than you can rent! Brand new 2 bedroom, 2 full bathroom single wide set up on its own land in supply. The home is located nicely in the Windy Point area of supply in one of the regions cleanest and quietest neighborhoods.

23. 2024-03-13
    soldstatus $126,000

    Show marketing remark (249 chars)

    Own your own home for less than you can rent! Brand new 2 bedroom, 2 full bathroom single wide set up on its own land in supply. The home is located nicely in the Windy Point area of supply in one of the regions cleanest and quietest neighborhoods.

24. 2024-02-14
    status Pending 249-char remark

    Show marketing remark (249 chars)

    Own your own home for less than you can rent! Brand new 2 bedroom, 2 full bathroom single wide set up on its own land in supply. The home is located nicely in the Windy Point area of supply in one of the regions cleanest and quietest neighborhoods.

25. 2024-02-11
    price $125,900 249-char remark

    Show marketing remark (249 chars)

    Own your own home for less than you can rent! Brand new 2 bedroom, 2 full bathroom single wide set up on its own land in supply. The home is located nicely in the Windy Point area of supply in one of the regions cleanest and quietest neighborhoods.

26. 2024-02-08
    price $139,800 249-char remark

    Show marketing remark (249 chars)

    Own your own home for less than you can rent! Brand new 2 bedroom, 2 full bathroom single wide set up on its own land in supply. The home is located nicely in the Windy Point area of supply in one of the regions cleanest and quietest neighborhoods.

27. 2024-01-31
    price $139,900 249-char remark

    Show marketing remark (249 chars)

    Own your own home for less than you can rent! Brand new 2 bedroom, 2 full bathroom single wide set up on its own land in supply. The home is located nicely in the Windy Point area of supply in one of the regions cleanest and quietest neighborhoods.

28. 2024-01-27
    price $154,900 249-char remark

    Show marketing remark (249 chars)

    Own your own home for less than you can rent! Brand new 2 bedroom, 2 full bathroom single wide set up on its own land in supply. The home is located nicely in the Windy Point area of supply in one of the regions cleanest and quietest neighborhoods.

29. 2024-01-20
    listed $164,900 Active 249-char remark

    Show marketing remark (249 chars)

    Own your own home for less than you can rent! Brand new 2 bedroom, 2 full bathroom single wide set up on its own land in supply. The home is located nicely in the Windy Point area of supply in one of the regions cleanest and quietest neighborhoods.

30. 2023-10-10
    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: $444 · $37/mo
• Projected year-2 tax: $1,361 · $113/mo
• Expected delta: +$917/yr (+$76/mo · 206.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $18,984
• − Mortgage interest: −$9,299
• − Property taxes: −$444
• − Insurance: −$830
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$4,829
• Taxable income: $545
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $3,146/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 — Holden Beach

• Score: 65/100
• State rank: #334
• US rank: #13586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 131,536 people
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 12,340
• Household income: $60,349
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 269.0

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 (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 4% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% 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: ▼ -259.44%
• Current HPI: 144.2462
• 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

+730.0% since first listed

15 events — show timeline

• 2026-04-29 Price Changed $166,000 Hive MLS
• 2026-02-21 Price Changed $176,000 Hive MLS
• 2025-12-06 Listed $181,000 Hive MLS
• 2025-12-04 Listing Removed — Hive MLS
• 2025-09-19 Price Changed $183,500 Hive MLS
• 2025-09-12 Listed $185,000 Hive MLS
• 2024-03-13 Sold (Public Records) $126,000 Public Records
• 2024-03-13 Sold (MLS) $125,900 Hive MLS
• 2024-02-14 Pending — Hive MLS
• 2024-02-11 Price Changed $125,900 Hive MLS
• 2024-02-08 Price Changed $139,800 Hive MLS
• 2024-01-31 Price Changed $139,900 Hive MLS
• 2024-01-27 Price Changed $154,900 Hive MLS
• 2024-01-20 Listed $164,900 Hive MLS
• 2023-10-10 Sold (Public Records) $20,000 Public Records

Property tax history

+32.6%/yr

Latest (2025): $444 · +509.5% YoY. Source: county tax records.