15 Musket St · Murrells Inlet, SC 29576

$35,000

2 bd · 2.0 ba · 950 sqft · Manufactured · 79 Days on market

Built 1986 Est $69k · 50% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 BR 2 BA manufactured home in Captain's Cove MHP, a quiet community for folks 55 & older, located in Murrells Inlet, SC, approx. 15 minutes south of Myrtle Beach. Community has a clubhouse & pool, with lots of activities for residents who wish to participate. Near Murrells Inlet's famous waterfront restaurants & close to Huntington Beach (Oceanfront) State Park & beautiful Brookgreen Gardens. Also near lots of golf courses & many types of entertainment. Only minutes from a modern hospital & doctors' offices. This home is in very good condition, it has a large living room and kitchen in the center of home with a bed room and bath at each end, allowing privacy for you and your guests. Has a large master bed room with a walk in closet, a nice sized screen porch with an adjacent covered deck out back, plus a covered entry deck in front. Also has an attached storage room. Current owner bought the home from it's original owner, it has been well maintained. A great vacation or year round home in a well maintained community. All kitchen appliances, washer & dryer and some furniture will remain.

Key facts

• New porch roof
• Coastal home
• New hot water heater

Tags

• COASTAL HOME
• SCREENED PORCH
• NEW SKIRTING
• NEW PORCH ROOF
• NEW HOT WATER HEATER
• EASY ACCESS TO BEACHES

Property features AI

Finance

• Other: Zoned residential
• Financial info: Has land lease of $870 monthly
• HOA & community: Monthly association fee; Association amenities include clubhouse, pool(s), recreation area; Association fee includes pool(s) and trash

Exterior

• Parking: Driveway parking for 2 vehicles
• Utilities: Central air (cooling)
• Home design: Single wide mobile home; Resale property; Crawlspace foundation
• Construction: Crawlspace foundation
• Exterior features: Porch (screened); Community outdoor pool

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Bedrooms include walk-in closet(s) and ceiling fan(s)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Bathrooms include bathtub and separate shower
• Heating & cooling: Central air conditioning
• Interior features: Unfurnished; Bathtub; Separate shower; Vanity; Walk-in closet(s); Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 46.4% vs local median 2.2% in Murrells Inlet — 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 76/100 on livability (#25 in SC, #3,720 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 287 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($71k/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 $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $28k; 25% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 5.11% ✓
• Cap rate: 46.43%
• Cash-on-cash: 143.34%
• DSCR: 7.38
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $69,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Crooked Island Cir	0.18mi	3/2.0 (+1)	920 (-3%)	1mo	$65,000	$71	81
11 Dover St	0.15mi	3/1.0 (+1)	980 (+3%)	2mo	$28,000	$29	77
1021 S Marlin St	0.33mi	2/2.0	920 (-3%)	4mo	$218,000	$237	77
53 Crooked Island Cir	0.21mi	3/2.0 (+1)	1,000 (+5%)	1mo	$67,000	$67	76
29 Oceanside Landing Crooked Island Cir	0.07mi	3/2.0 (+1)	1,064 (+12%)	4mo	$58,500	$55	68
176 Burr Cir	0.50mi	2/2.0	980 (+3%)	14mo	$72,000	$73	60
173 Braddock Ct	0.55mi	2/2.0	955 (+0%)	19mo	$55,000	$58	58
15 Burr Cir	0.48mi	2/2.0	924 (-3%)	21mo	$67,000	$73	56
147 Ridgeway Loop	0.48mi	2/2.0	872 (-8%)	11mo	$72,000	$83	55
166 Dubose Loop	0.50mi	2/2.0	980 (+3%)	22mo	$90,000	$92	54
34 Burr Cir	0.48mi	2/2.0	980 (+3%)	23mo	$85,000	$87	54
1064 Avalon Ct	0.58mi	3/2.0 (+1)	1,056 (+11%)	21mo	$160,000	$152	32

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 · 4.66% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.34×
• Total profit: $71,947
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 18.52×
• Total profit: $171,648
• Equity at exit: $3,026

Cash invested: $9,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29576

• Home prices YoY: -18.8%
• Rents YoY: 4.7%
• Active inventory: 287
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,788 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $1,171

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 30%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4996 Highway 17 Business Murrells Inlet, SC	2.0	2.0	925	$1,500	$1.62	14d	1	0.37mi
13 Muddy Bay Dr Murrells Inlet, SC	2.0–3.0	2.0	1095	$1,801	$1.64	14d	13	0.78mi

Listing history 14 events

1. 2026-06-18
   status $35,000 Active 79 DOM
2. 2026-06-07
   statusdays on market $35,000 Pending 79 DOM
3. 2026-06-03
   days on market $35,000 Active 77 DOM
4. 2026-06-02
   days on market $35,000 Active 76 DOM
5. 2026-06-01
   days on market $35,000 Active 75 DOM
6. 2026-05-31
   days on market $35,000 Active 74 DOM
7. 2026-05-30
   days on market $35,000 Active 73 DOM
8. 2026-03-18
   listed $35,000 Active
9. 2024-02-20
   price $60,000
10. 2023-12-07
    listed $65,000 Active
11. 2016-09-15
    soldstatus $28,000 1147-char remark

    Show marketing remark (1147 chars)

    2 BR 2 BA manufactured home in Captain's Cove MHP, a quiet community for folks 55 & older, located in Murrells Inlet, SC, approx. 15 minutes south of Myrtle Beach. Community has a clubhouse & pool, with lots of activities for residents who wish to participate. Near Murrells Inlet's famous waterfront restaurants & close to Huntington Beach (Oceanfront) State Park & beautiful Brookgreen Gardens. Also near lots of golf courses & many types of entertainment. Only minutes from a modern hospital & doctors' offices. This home is in very good condition, it has a large living room and kitchen in the center of home with a bed room and bath at each end, allowing privacy for you and your guests. Has a large master bed room with a walk in closet, a nice sized screen porch with an adjacent covered deck out back, plus a covered entry deck in front. Also has an attached storage room. Current owner bought the home from it's original owner, it has been well maintained. A great vacation or year round home in a well maintained community. All kitchen appliances, washer & dryer and some furniture will remain.

12. 2016-07-21
    listed $34,900 1147-char remark

    Show marketing remark (1147 chars)

    2 BR 2 BA manufactured home in Captain's Cove MHP, a quiet community for folks 55 & older, located in Murrells Inlet, SC, approx. 15 minutes south of Myrtle Beach. Community has a clubhouse & pool, with lots of activities for residents who wish to participate. Near Murrells Inlet's famous waterfront restaurants & close to Huntington Beach (Oceanfront) State Park & beautiful Brookgreen Gardens. Also near lots of golf courses & many types of entertainment. Only minutes from a modern hospital & doctors' offices. This home is in very good condition, it has a large living room and kitchen in the center of home with a bed room and bath at each end, allowing privacy for you and your guests. Has a large master bed room with a walk in closet, a nice sized screen porch with an adjacent covered deck out back, plus a covered entry deck in front. Also has an attached storage room. Current owner bought the home from it's original owner, it has been well maintained. A great vacation or year round home in a well maintained community. All kitchen appliances, washer & dryer and some furniture will remain.

13. 2014-08-19
    soldstatus $21,000
14. 2014-07-22
    listed $25,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,455
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$1,018
• Taxable income: $14,344
• Est. tax owed @ 24.0%: −$3,442
• After-tax cash flow: $10,605/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Murrells Inlet

• Score: 76/100
• State rank: #25
• US rank: #3720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrells Inlet, SC
• County: Horry County · 356,152 people
• City population: 34,695
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 34,695
• Household income: $70,691
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 309.0

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Black 3% Two or more races 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 3% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.53%
• Current HPI: 248.5102
• Rent YoY: ▲ 4.66%
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+35.1% since first listed

7 events — show timeline

• 2026-03-18 Listed $35,000 CCAR
• 2024-02-20 Price Changed $60,000 CCAR
• 2023-12-07 Listed $65,000 CCAR
• 2016-09-15 Sold (MLS) $28,000 CCAR
• 2016-07-21 Listed $34,900 CCAR
• 2014-08-19 Sold (MLS) $21,000 CCAR
• 2014-07-22 Listed $25,900 CCAR