187 Shamrock Dr SW · Sunset Beach, NC 28468

$209,900

3 bd · 2.0 ba · 1,012 sqft · SingleFamily public records · 51 Days on market

Built 2021 Good condition 10,716 sqft lot Est $212k · at est. $11/mo HOA · 1% of rent

---

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 +19.8/30.0
• ARV discount +7.8/15.0
• DSCR +6.3/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GENEROUS GREAT ROOM Welcome home to this Single-Story NEW home in the Planters Green Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting great room. The Kitchen features gorgeous cabinets, Appliances (included: Range with hood, and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage and front porch.

Key facts

• 0.25 acre lot
• Garage
• Built 2021

Property features AI

Finance

• HOA & community: Homeowners association with management and taxes included; Annual association fee $135 (about $11.25/month)

Exterior

• Parking: Attached garage (1-car); Total 1 parking space; Concrete driveway / off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Sewer connected; Water connected; Cable available
• Home design: Single family residence; One story; Entry level: 1; Residential property
• Construction: Vinyl siding with frame construction; Shingle / composition roof; Slab foundation; Built on one level
• Exterior features: Porch; Back yard fencing; Open lot; Has a view

Interior

• Kitchen: Electric oven; Dishwasher; Vented exhaust fan
• Bedrooms: Master downstairs
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Master bedroom on main level; No basement
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $184 ($2k/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 $193k (8.1% below list).
• Recommended offer: $193k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: 362 active listings in the ZIP; solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 51 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $180k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,864 (8.1% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.92% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $211,508
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 Shamrock Dr SW	0.05mi	3/2.0	1,016 (+0%)	15mo	$212,000	$209	85

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-22,305
• Equity at exit: $31,297

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,456
• Equity at exit: $18,148

Cash invested: $58,772 (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: 362
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,929 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$11
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $184

Break-even live

Break-even rent $1,695

Max offer price $209,900

Occupancy floor 85%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 16 events

1. 2026-06-09
   status $209,900 Pending 51 DOM
2. 2026-06-08
   days on market $209,900 Active 51 DOM
3. 2026-06-07
   days on market $209,900 Active 50 DOM
4. 2026-06-05
   days on market $209,900 Active 47 DOM
5. 2026-06-03
   days on market $209,900 Active 46 DOM
6. 2026-06-02
   days on market $209,900 Active 45 DOM
7. 2026-06-01
   days on market $209,900 Active 44 DOM
8. 2026-05-31
   days on market $209,900 Active 43 DOM
9. 2026-05-30
   days on market $209,900 Active 42 DOM
10. 2026-05-11
    price $209,900
11. 2026-04-20
    price $214,000
12. 2026-04-18
    listed $212,000 Active
13. 2021-10-28
    soldstatus $179,990 515-char remark

    Show marketing remark (515 chars)

    GENEROUS GREAT ROOM Welcome home to this Single-Story NEW home in the Planters Green Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting great room. The Kitchen features gorgeous cabinets, Appliances (included: Range with hood, and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage and front porch.

14. 2021-06-29
    listed $179,990 515-char remark

    Show marketing remark (515 chars)

    GENEROUS GREAT ROOM Welcome home to this Single-Story NEW home in the Planters Green Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting great room. The Kitchen features gorgeous cabinets, Appliances (included: Range with hood, and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage and front porch.

15. 2021-04-16
    listed $160,990
16. 2021-04-16
    historical

ⓘ 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: $882 · $74/mo
• Projected year-2 tax: $1,721 · $143/mo
• Expected delta: +$839/yr (+$70/mo · 95.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,144
• − Mortgage interest: −$11,758
• − Property taxes: −$882
• − Insurance: −$1,847
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − HOA: −$132
• − Depreciation: −$6,106
• Taxable loss: −$1,284
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $2,522/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 · 12 photos

Good 80/100 Cosmetic rehab

This single-story home is in good condition with a good condition score of 80. It has a good layout and is move-in ready with minor cosmetic updates needed to enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace old furniture — New furniture improves living space and adds value
• Both Replace carpet with hardwood — Hardwood flooring is more durable and adds value
• Both Install smart home devices — Smart home devices improve convenience and add value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace old furniture — New furniture improves living space and adds value ↑
• Both Replace carpet with hardwood — Hardwood flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices improve convenience and add value ↑

ⓘ 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

+30.4% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $209,900 Hive MLS
• 2026-04-20 Price Changed $214,000 Hive MLS
• 2026-04-18 Listed $212,000 Hive MLS
• 2021-10-28 Sold (MLS) $179,990 Hive MLS
• 2021-06-29 Listed $179,990 Hive MLS
• 2021-04-16 Listing Removed — Hive MLS
• 2021-04-16 Listed $160,990 Hive MLS

Property tax history

+75.6%/yr

Latest (2025): $882 · +0.0% YoY. Source: county tax records.