210 Myrtle Ln · South Mills, NC 27976

$377,665

3 bd · 2.0 ba · 1,440 sqft · SingleFamily

Built 2026 Est $262k · 44% over $65/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +8.9/30.0
• Schools +5.2/10.0
• Appreciation +4.8/10.0
• 1% rule +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Own a beautiful home for the best value around! Listing contains actual photos of the home. Tours are by appointments only. RSVP for your sneak preview this weekend. Tours all models plus learn about our low taxes equal low monthly payments. Large single-family homes with community pool, clubhouse in Camden County schools took me off route 17; just 15 minutes to Chesapeake. Enjoy a spacious backyard, large, two car driveway, three large bedrooms, two full baths, gourmet kitchen, furnished with appliances, all designed for how you live!

Key facts

• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $378k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (20.6% below list).
• Recommended offer: $300k (20.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#612 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute F, employment F.
• Camden County Schools (rural): math 56% / reading 64% proficiency, ranked #29 of 178 in NC (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Grandy Primary (math 87% / reading 72%, grade A, #24 of 1,410 statewide, top 2%, 607 students, 32% FRL); Camden Intermediate (math 50% / reading 61%, grade B-, #76 of 475 statewide, top 16%, 440 students, 24% FRL); Camden County High (math 62% / reading 62%, grade B-, #184 of 535 statewide, top 37%, 464 students, 25% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 86 active listings in the ZIP; 105 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($3k loan paydown + $-1k appreciation (-0.4% local appreciation)).
• Camden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $299,702 (20.6% 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. 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 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?
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: 0.79% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Jasmine Ct	0.17mi	3/2.0	1,559 (+8%)	4mo	$379,825	$244	75
126 Pampas St	0.41mi	3/2.0	1,517 (+5%)	3mo	$380,870	$251	69
403 Spencers Ave	0.35mi	4/2.0 (+1)	1,512 (+5%)	14mo	$275,000	$182	58
130 Joy's Creek Rd	0.67mi	3/1.0	1,441 (+0%)	9mo	$215,000	$149	57
402 Spencers Ave	0.33mi	4/1.0 (+1)	1,600 (+11%)	8mo	$43,000	$27	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.65×
• Total profit: $-37,429
• Equity at exit: $102,329

10-year hold

• IRR: -1.5%
• Equity multiple: 0.85×
• Total profit: $-15,554
• Equity at exit: $117,295

Cash invested: $105,746 (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 27976

• Home prices YoY: -0.2%
• Active inventory: 86
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,997 medium
• Mortgage (P&I): −$1,981
• Tax est. 1.5%: −$472 /mo · $5,665/yr
• Insurance: −$157
• HOA: −$65
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-307

Break-even live

Break-even rent $3,386

Max offer price $333,196

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-177	+0% $-307	+5% $-438	+10% $-568
Rent	-10% $-544	-5% $-426	+0% $-307	+5% $-189	+10% $-71
Rate	-1.0pp $-117	-0.5pp $-211	base $-307	+0.5pp $-405	+1.0pp $-505

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: $94,416
• Closing costs: $11,330
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: pool

Listing history 4 events

1. 2026-02-03
   listed $377,665

   Show marketing remark (541 chars)

   Own a beautiful home for the best value around! Listing contains actual photos of the home. Tours are by appointments only. RSVP for your sneak preview this weekend. Tours all models plus learn about our low taxes equal low monthly payments. Large single-family homes with community pool, clubhouse in Camden County schools took me off route 17; just 15 minutes to Chesapeake. Enjoy a spacious backyard, large, two car driveway, three large bedrooms, two full baths, gourmet kitchen, furnished with appliances, all designed for how you live!

2. 2026-02-03
   historical

   Show marketing remark (541 chars)

   Own a beautiful home for the best value around! Listing contains actual photos of the home. Tours are by appointments only. RSVP for your sneak preview this weekend. Tours all models plus learn about our low taxes equal low monthly payments. Large single-family homes with community pool, clubhouse in Camden County schools took me off route 17; just 15 minutes to Chesapeake. Enjoy a spacious backyard, large, two car driveway, three large bedrooms, two full baths, gourmet kitchen, furnished with appliances, all designed for how you live!

3. 2026-02-03
   listed $377,665 541-char remark

   Show marketing remark (541 chars)

   Own a beautiful home for the best value around! Listing contains actual photos of the home. Tours are by appointments only. RSVP for your sneak preview this weekend. Tours all models plus learn about our low taxes equal low monthly payments. Large single-family homes with community pool, clubhouse in Camden County schools took me off route 17; just 15 minutes to Chesapeake. Enjoy a spacious backyard, large, two car driveway, three large bedrooms, two full baths, gourmet kitchen, furnished with appliances, all designed for how you live!

4. 2026-02-03
   historical 541-char remark

   Show marketing remark (541 chars)

   Own a beautiful home for the best value around! Listing contains actual photos of the home. Tours are by appointments only. RSVP for your sneak preview this weekend. Tours all models plus learn about our low taxes equal low monthly payments. Large single-family homes with community pool, clubhouse in Camden County schools took me off route 17; just 15 minutes to Chesapeake. Enjoy a spacious backyard, large, two car driveway, three large bedrooms, two full baths, gourmet kitchen, furnished with appliances, all designed for how you live!

ⓘ 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: $35,964
• − Mortgage interest: −$21,155
• − Property taxes: −$5,665
• − Insurance: −$1,888
• − Repairs & maintenance: −$2,877
• − Management: −$2,877
• − HOA: −$780
• − Depreciation: −$10,987
• Taxable loss: −$10,265
• Est. tax savings @ 24.0%: +$2,464
• After-tax cash flow: $-1,224/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: Camden County Schools
• NCES district ID: 3700600
• Math proficiency: 56% ▲ 8.00%
• Reading proficiency: 64% ▲ 4.00%
• Median HH income: $59,622
• Composite: 51.97/100
• National rank: #1643
• State rank: #29 of 178 in NC

Livability — South Mills

• Score: 57/100
• State rank: #612
• US rank: #22229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Mills, NC
• Population (ZIP): 4,237

Population outlook (Camden County) Hauer SSP2

• Today (2025): 10,980 people
• By 2030: 11,246 · +2.4%
• By 2040: 11,562 · +5.3%
• By 2050: 11,572 · +5.4%
• By 2075: 11,450 · +4.3%
• By 2100: 10,648 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Scotch-Irish 4% Portuguese 3% Romanian 3%
• Languages at home: 98% English-only · Arabic 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+50.8) · D 24.2% · R 75.0%
• 2008→2024 swing: -18.8pp toward R · 2008: -32.0pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+46.6 2016: R+45.8 2012: R+34.0 2008: R+32.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.39%
• Current HPI: 174.2102
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-02-03 Listing Removed — Hive MLS
• 2026-02-03 Listed $377,665 Hive MLS
• 2026-02-03 Listing Removed — REINMLS
• 2026-02-03 Listed $377,665 REINMLS