5914 Highfield Ct NW · Shallotte, NC 28470

$274,500

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 66 Days on market

Built 2009 1.14 ac lot Est $467k · 41% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom home offers a great opportunity to create your ideal coastal retreat. Featuring a detached garage for added storage or workspace, the property has solid potential and is ready for your updates and personal touches. Conveniently located just minutes from the beach and waterway access, this home is perfect for those looking to enjoy coastal living while adding their own style and value.

Key facts

• Waterway access
• Detached garage
• 1.14 acre lot

Tags

• DETACHED GARAGE
• WATERWAY ACCESS

Property features AI

Finance

• Other: Lot is approximately 1.14 acres; Zoning: Co-R-7500; Located on a privately maintained road
• HOA & community: No association

Exterior

• Parking: 1-car garage; Driveway
• Utilities: Well water; Septic tank
• Home design: Modular home; One level
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered patio/porch; Deck; Front porch; Garage(s); Workshop

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Bathtub/shower combination; Double vanity; Primary bedroom on the downstairs level
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $64 ($763/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 $215k (21.7% below list).
• Recommended offer: $215k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.0% in Shallotte — 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 63/100 on livability (#411 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, crime F, 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: Union Elementary (math 83% / reading 76%, grade A, #24 of 1,410 statewide, top 2%, 571 students, 100% FRL); Shallotte Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 674 students, 100% FRL); Brunswick County Early College (math 98% / reading 98%, grade A+, #1 of 535 statewide, top 0%, 363 students, 99% FRL) — zoned schools average 99% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 74% at this address vs 46% district-wide (+28 pts) — the actual schools serving this property are materially stronger than the Brunswick County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 384 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 40% of the median local income ($65k/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 66 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $274k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,977 (21.7% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 22% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.78% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $466,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6085 Old Shallotte Rd NW	0.51mi	3/2.0	1,892 (+10%)	20mo	$510,000	$270	44

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-40,558
• Equity at exit: $40,929

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-30,623
• Equity at exit: $23,734

Cash invested: $76,860 (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 28470

• Home prices YoY: -34.8%
• Active inventory: 384
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$1,440
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $64

Break-even live

Break-even rent $2,069

Max offer price $274,500

Occupancy floor 92%

Sensitivity live

Price	-10% $219	-5% $141	+0% $64	+5% $-14	+10% $-92
Rent	-10% $-106	-5% $-21	+0% $64	+5% $149	+10% $233
Rate	-1.0pp $202	-0.5pp $133	base $64	+0.5pp $-8	+1.0pp $-80

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: $68,625
• Closing costs: $8,235
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2033 Osprey Isle Ln SW , NC	4.0	3.0	2000	$2,200	$1.10	25d	1	1.35mi
2037 Osprey Isle Ln SW , NC	4.0	3.0	2000	$2,200	$1.10	25d	1	1.35mi

Listing history 24 events

1. 2026-06-22
   days on market $274,500 Active 66 DOM
2. 2026-06-18
   days on market $274,500 Active 63 DOM
3. 2026-06-17
   days on market $274,500 Active 62 DOM
4. 2026-06-16
   days on market $274,500 Active 61 DOM
5. 2026-06-15
   days on market $274,500 Active 60 DOM
6. 2026-06-14
   days on market $274,500 Active 58 DOM
7. 2026-06-13
   pricedays on market $274,500 Active 57 DOM
8. 2026-06-10
   days on market $284,500 Active 55 DOM
9. 2026-06-09
   days on market $284,500 Active 54 DOM
10. 2026-06-08
    days on market $284,500 Active 53 DOM
11. 2026-06-07
    days on market $284,500 Active 52 DOM
12. 2026-06-05
    days on market $284,500 Active 49 DOM
13. 2026-06-03
    days on market $284,500 Active 48 DOM
14. 2026-06-02
    days on market $284,500 Active 47 DOM
15. 2026-06-01
    days on market $284,500 Active 46 DOM
16. 2026-05-31
    days on market $284,500 Active 45 DOM
17. 2026-05-30
    days on market $284,500 Active 44 DOM
18. 2026-05-22
    price $284,500 402-char remark

    Show marketing remark (402 chars)

    This 3 bedroom home offers a great opportunity to create your ideal coastal retreat. Featuring a detached garage for added storage or workspace, the property has solid potential and is ready for your updates and personal touches. Conveniently located just minutes from the beach and waterway access, this home is perfect for those looking to enjoy coastal living while adding their own style and value.

19. 2026-05-22
    price $284,500

    Show marketing remark (402 chars)

    This 3 bedroom home offers a great opportunity to create your ideal coastal retreat. Featuring a detached garage for added storage or workspace, the property has solid potential and is ready for your updates and personal touches. Conveniently located just minutes from the beach and waterway access, this home is perfect for those looking to enjoy coastal living while adding their own style and value.

20. 2026-04-29
    price $294,500 402-char remark

    Show marketing remark (402 chars)

    This 3 bedroom home offers a great opportunity to create your ideal coastal retreat. Featuring a detached garage for added storage or workspace, the property has solid potential and is ready for your updates and personal touches. Conveniently located just minutes from the beach and waterway access, this home is perfect for those looking to enjoy coastal living while adding their own style and value.

21. 2026-04-29
    price $294,500

    Show marketing remark (402 chars)

    This 3 bedroom home offers a great opportunity to create your ideal coastal retreat. Featuring a detached garage for added storage or workspace, the property has solid potential and is ready for your updates and personal touches. Conveniently located just minutes from the beach and waterway access, this home is perfect for those looking to enjoy coastal living while adding their own style and value.

22. 2026-04-16
    listed $304,500 Active 402-char remark

    Show marketing remark (402 chars)

    This 3 bedroom home offers a great opportunity to create your ideal coastal retreat. Featuring a detached garage for added storage or workspace, the property has solid potential and is ready for your updates and personal touches. Conveniently located just minutes from the beach and waterway access, this home is perfect for those looking to enjoy coastal living while adding their own style and value.

23. 2026-04-16
    listed $304,500 Active

    Show marketing remark (402 chars)

    This 3 bedroom home offers a great opportunity to create your ideal coastal retreat. Featuring a detached garage for added storage or workspace, the property has solid potential and is ready for your updates and personal touches. Conveniently located just minutes from the beach and waterway access, this home is perfect for those looking to enjoy coastal living while adding their own style and value.

24. 2002-04-01
    soldstatus $80,000

ⓘ 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: $970 · $81/mo
• Projected year-2 tax: $2,251 · $188/mo
• Expected delta: +$1,281/yr (+$107/mo · 132.1%)

ⓘ 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 · 18 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: $25,797
• − Mortgage interest: −$15,376
• − Property taxes: −$970
• − Insurance: −$1,372
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$7,985
• Taxable loss: −$4,034
• Est. tax savings @ 24.0%: +$968
• After-tax cash flow: $1,732/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 — Shallotte

• Score: 63/100
• State rank: #411
• US rank: #15490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 131,536 people
• City population: 11,219
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 11,219
• Household income: $65,030
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 455.0

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 (73%)
• Race & ethnicity: White 73% Black 13% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -77.91%
• Current HPI: 146.2303
• 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

+255.6% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $284,500 Hive MLS
• 2026-05-22 Price Changed $284,500 TMLS
• 2026-04-29 Price Changed $294,500 Hive MLS
• 2026-04-29 Price Changed $294,500 TMLS
• 2026-04-16 Listed $304,500 Hive MLS
• 2026-04-16 Listed $304,500 TMLS
• 2002-04-01 Sold (Public Records) $80,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $970 · +0.0% YoY. Source: county tax records.