1085 Waterview Ln · Carolina Shores, NC 28467

$231,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 84 Days on market

Built 1987 9,235 sqft lot Est $235k · at est. $17/mo HOA · 1% of rent

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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 +19.8/30.0
• ARV discount +8.3/15.0
• DSCR +6.3/10.0
• 1% rule +4.1/10.0
• 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

Welcome home to 1085 Waterview Lane. Located in the desirable community of the Village at Calabash, in Carolina Shores, NC this three-bedroom and two-bathroom doublewide manufactured home on a deeded lot is For Sale. You will love the convenience of a sunny kitchen and dining area, open floor plan with cathedral ceilings, split bedroom plan, wainscoting and chair rail in three rooms, crown molding, three bay windows, ceiling fans, front deck, rear deck, and exterior shed. As you enter the living room, it opens to the dining area and adjoins the spacious kitchen with a center island, and plenty of cabinets and counter space to please any cook. Comfortable owner's suite with a walk-in closet, jetted garden tub, separate shower, and double sinks. Enjoy the convenience of a separate laundry room. New Roof in May 2024. Public water and public sewer. The community amenities are a few minutes from the home and include a clubhouse, swimming pool, putt-putt, playground, and an active HOA that plans many varied activities. A short drive to serene Sunset Beach. Call today!

Key facts

• Open floor plan
• Deeded lot
• New flooring

Tags

• VILLAGE AT CALABASH COMMUNITY
• DEEDED LOT
• OPEN FLOOR PLAN
• NEW FLOORING
• CENTER ISLAND
• GENEROUS CABINET SPACE

Property features AI

Finance

• Other: Zoning: CS-MFH
• HOA & community: Homeowners association with annual fee ($204/year; approx. $17/month); Community clubhouse; Community playground; Community pool; Association management

Exterior

• Parking: Concrete off-street parking
• Utilities: Public water; Sewer connected; Water connected
• Home design: Manufactured home; One-level / single-story; Entry level is 1
• Construction: Shingle roof; Construction materials: see remarks; Crawl space (no basement)
• Exterior features: Deck; Porch/patio details: see remarks; Storm door(s); No fencing; Has view; Shed(s)

Interior

• Kitchen: Kitchen island; Dishwasher; Range; Refrigerator; Water purifier
• Bedrooms: Master downstairs
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Heat pump; Electric heating; Has cooling; Has heating
• Interior features: Master bedroom on the main level; Walk-in closet(s); Kitchen island; Ceiling fan(s); Eat-in kitchen; Window coverings; Unfurnished
• Laundry & utility: Laundry room; Washer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $231k.

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 $210k (9.2% below list).
• Recommended offer: $210k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.9% in Carolina Shores — 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 64/100 on livability (#352 in NC) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, 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: 691 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 33% of the median local income ($75k/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 $7k 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 84 days — a 6% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 $194k; 19% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,851 (9.2% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.91% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $235,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Captains Ct	0.10mi	3/2.0	1,388 (+3%)	5mo	$233,000	$168	86
1078 Waterview Ln SW	0.07mi	3/2.0	1,296 (-4%)	7mo	$175,000	$135	85
1084 Captains Ct	0.10mi	3/2.0	1,302 (-3%)	13mo	$237,000	$182	79
1112 Thrush Ct SW	0.21mi	3/2.0	1,475 (+10%)	2mo	$258,000	$175	72
1012 Palmer Dr	0.30mi	3/2.0	1,450 (+8%)	4mo	$232,000	$160	69
978 Palmer Dr	0.51mi	3/2.0	1,400 (+4%)	4mo	$249,000	$178	66
1100 Thrush Ct	0.15mi	3/2.0	1,512 (+12%)	11mo	$229,000	$151	63
1018 Waterview Ln SW	0.40mi	2/2.0 (-1)	1,201 (-11%)	1mo	$225,000	$187	58
938 Stanland St SW	0.37mi	3/2.0	1,188 (-12%)	8mo	$152,500	$128	57
975 Waterview Ln	0.54mi	3/2.0	1,425 (+6%)	12mo	$265,000	$186	55
932 Charlotte Ave SW	0.30mi	3/2.0	1,539 (+14%)	11mo	$214,500	$139	53
990 Palmer Dr	0.45mi	3/2.0	1,144 (-15%)	9mo	$229,900	$201	47

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-20,120
• Equity at exit: $34,443

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $4,498
• Equity at exit: $19,973

Cash invested: $64,680 (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 28467

• Home prices YoY: -33.7%
• Active inventory: 691
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$1,211
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$96
• HOA: −$17
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $273

Break-even live

Break-even rent $1,752

Max offer price $231,000

Occupancy floor 82%

Sensitivity live

Price	-10% $404	-5% $339	+0% $273	+5% $208	+10% $143
Rent	-10% $108	-5% $190	+0% $273	+5% $356	+10% $439
Rate	-1.0pp $390	-0.5pp $332	base $273	+0.5pp $214	+1.0pp $153

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: $57,750
• Closing costs: $6,930
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1063 Harbor Dr Calabash, NC	3.0	2.0	1421	$2,200	$1.55	21d	1	0.31mi
1420 Sherman Dr Calabash, NC	2.0–3.0	1.0–2.0	1011	$770	$0.76	14d	3	0.47mi
834 Greenwood Ct Calabash, NC	3.0	2.0	1475	$2,100	$1.42	14d	1	0.50mi
1016 Harbor Dr Calabash, NC	4.0	2.0	1780	$2,400	$1.35	14d	1	0.52mi
1035 Brightwater Way Calabash, NC	1.0–3.0	1.0–2.5	1327	$2,145	$1.62	24d	1	0.60mi
7112 Town Center Rd Sunset Beach, NC	1.0–2.0	1.0–2.0	955	$1,400	$1.47	14d	13	0.75mi
1086 Mille Ave Calabash, NC	3.0	2.0	1232	$2,000	$1.62	24d	1	0.84mi
660 Aubrey Ln Calabash, NC	1.0–2.0	1.0–2.0	1081	$2,870	$2.65	14d	69	0.90mi
891 Mh Marina Rd #3 Carolina Shores, NC	2.0	2.0	1250	$1,300	$1.04	14d	1	1.14mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: watersewerpool

Listing history 42 events

1. 2026-06-18
   days on market $231,000 Active 84 DOM
2. 2026-06-17
   days on market $231,000 Active 83 DOM
3. 2026-06-16
   days on market $231,000 Active 82 DOM
4. 2026-06-15
   days on market $231,000 Active 81 DOM
5. 2026-06-14
   pricedays on market $231,000 Active 79 DOM
6. 2026-06-13
   days on market $233,000 Active 78 DOM
7. 2026-06-10
   days on market $233,000 Active 76 DOM
8. 2026-06-09
   days on market $233,000 Active 75 DOM
9. 2026-06-08
   days on market $233,000 Active 74 DOM
10. 2026-06-07
    days on market $233,000 Active 73 DOM
11. 2026-06-05
    days on market $233,000 Active 70 DOM
12. 2026-06-03
    days on market $233,000 Active 69 DOM
13. 2026-06-02
    days on market $233,000 Active 68 DOM
14. 2026-06-01
    days on market $233,000 Active 67 DOM
15. 2026-05-31
    days on market $233,000 Active 66 DOM
16. 2026-05-30
    days on market $233,000 Active 65 DOM
17. 2026-05-18
    price $233,000
18. 2026-04-25
    price $235,000
19. 2026-04-17
    price $237,000
20. 2026-04-06
    price $238,000
21. 2026-03-26
    listed $243,000 Active
22. 2024-10-21
    soldstatus $194,000 Closed 1078-char remark

    Show marketing remark (1078 chars)

    Welcome home to 1085 Waterview Lane. Located in the desirable community of the Village at Calabash, in Carolina Shores, NC this three-bedroom and two-bathroom doublewide manufactured home on a deeded lot is For Sale. You will love the convenience of a sunny kitchen and dining area, open floor plan with cathedral ceilings, split bedroom plan, wainscoting and chair rail in three rooms, crown molding, three bay windows, ceiling fans, front deck, rear deck, and exterior shed. As you enter the living room, it opens to the dining area and adjoins the spacious kitchen with a center island, and plenty of cabinets and counter space to please any cook. Comfortable owner's suite with a walk-in closet, jetted garden tub, separate shower, and double sinks. Enjoy the convenience of a separate laundry room. New Roof in May 2024. Public water and public sewer. The community amenities are a few minutes from the home and include a clubhouse, swimming pool, putt-putt, playground, and an active HOA that plans many varied activities. A short drive to serene Sunset Beach. Call today!

23. 2024-10-21
    soldstatus $194,000

    Show marketing remark (1078 chars)

    Welcome home to 1085 Waterview Lane. Located in the desirable community of the Village at Calabash, in Carolina Shores, NC this three-bedroom and two-bathroom doublewide manufactured home on a deeded lot is For Sale. You will love the convenience of a sunny kitchen and dining area, open floor plan with cathedral ceilings, split bedroom plan, wainscoting and chair rail in three rooms, crown molding, three bay windows, ceiling fans, front deck, rear deck, and exterior shed. As you enter the living room, it opens to the dining area and adjoins the spacious kitchen with a center island, and plenty of cabinets and counter space to please any cook. Comfortable owner's suite with a walk-in closet, jetted garden tub, separate shower, and double sinks. Enjoy the convenience of a separate laundry room. New Roof in May 2024. Public water and public sewer. The community amenities are a few minutes from the home and include a clubhouse, swimming pool, putt-putt, playground, and an active HOA that plans many varied activities. A short drive to serene Sunset Beach. Call today!

24. 2024-09-20
    status Pending 1078-char remark

    Show marketing remark (1078 chars)

    Welcome home to 1085 Waterview Lane. Located in the desirable community of the Village at Calabash, in Carolina Shores, NC this three-bedroom and two-bathroom doublewide manufactured home on a deeded lot is For Sale. You will love the convenience of a sunny kitchen and dining area, open floor plan with cathedral ceilings, split bedroom plan, wainscoting and chair rail in three rooms, crown molding, three bay windows, ceiling fans, front deck, rear deck, and exterior shed. As you enter the living room, it opens to the dining area and adjoins the spacious kitchen with a center island, and plenty of cabinets and counter space to please any cook. Comfortable owner's suite with a walk-in closet, jetted garden tub, separate shower, and double sinks. Enjoy the convenience of a separate laundry room. New Roof in May 2024. Public water and public sewer. The community amenities are a few minutes from the home and include a clubhouse, swimming pool, putt-putt, playground, and an active HOA that plans many varied activities. A short drive to serene Sunset Beach. Call today!

25. 2024-09-17
    price $194,000 1078-char remark

    Show marketing remark (1078 chars)

    Welcome home to 1085 Waterview Lane. Located in the desirable community of the Village at Calabash, in Carolina Shores, NC this three-bedroom and two-bathroom doublewide manufactured home on a deeded lot is For Sale. You will love the convenience of a sunny kitchen and dining area, open floor plan with cathedral ceilings, split bedroom plan, wainscoting and chair rail in three rooms, crown molding, three bay windows, ceiling fans, front deck, rear deck, and exterior shed. As you enter the living room, it opens to the dining area and adjoins the spacious kitchen with a center island, and plenty of cabinets and counter space to please any cook. Comfortable owner's suite with a walk-in closet, jetted garden tub, separate shower, and double sinks. Enjoy the convenience of a separate laundry room. New Roof in May 2024. Public water and public sewer. The community amenities are a few minutes from the home and include a clubhouse, swimming pool, putt-putt, playground, and an active HOA that plans many varied activities. A short drive to serene Sunset Beach. Call today!

26. 2024-07-26
    status Active 1078-char remark

    Show marketing remark (1078 chars)

    Welcome home to 1085 Waterview Lane. Located in the desirable community of the Village at Calabash, in Carolina Shores, NC this three-bedroom and two-bathroom doublewide manufactured home on a deeded lot is For Sale. You will love the convenience of a sunny kitchen and dining area, open floor plan with cathedral ceilings, split bedroom plan, wainscoting and chair rail in three rooms, crown molding, three bay windows, ceiling fans, front deck, rear deck, and exterior shed. As you enter the living room, it opens to the dining area and adjoins the spacious kitchen with a center island, and plenty of cabinets and counter space to please any cook. Comfortable owner's suite with a walk-in closet, jetted garden tub, separate shower, and double sinks. Enjoy the convenience of a separate laundry room. New Roof in May 2024. Public water and public sewer. The community amenities are a few minutes from the home and include a clubhouse, swimming pool, putt-putt, playground, and an active HOA that plans many varied activities. A short drive to serene Sunset Beach. Call today!

27. 2024-06-05
    status Pending 1078-char remark

    Show marketing remark (1078 chars)

    Welcome home to 1085 Waterview Lane. Located in the desirable community of the Village at Calabash, in Carolina Shores, NC this three-bedroom and two-bathroom doublewide manufactured home on a deeded lot is For Sale. You will love the convenience of a sunny kitchen and dining area, open floor plan with cathedral ceilings, split bedroom plan, wainscoting and chair rail in three rooms, crown molding, three bay windows, ceiling fans, front deck, rear deck, and exterior shed. As you enter the living room, it opens to the dining area and adjoins the spacious kitchen with a center island, and plenty of cabinets and counter space to please any cook. Comfortable owner's suite with a walk-in closet, jetted garden tub, separate shower, and double sinks. Enjoy the convenience of a separate laundry room. New Roof in May 2024. Public water and public sewer. The community amenities are a few minutes from the home and include a clubhouse, swimming pool, putt-putt, playground, and an active HOA that plans many varied activities. A short drive to serene Sunset Beach. Call today!

28. 2024-05-09
    status Active 1078-char remark

    Show marketing remark (1078 chars)

    Welcome home to 1085 Waterview Lane. Located in the desirable community of the Village at Calabash, in Carolina Shores, NC this three-bedroom and two-bathroom doublewide manufactured home on a deeded lot is For Sale. You will love the convenience of a sunny kitchen and dining area, open floor plan with cathedral ceilings, split bedroom plan, wainscoting and chair rail in three rooms, crown molding, three bay windows, ceiling fans, front deck, rear deck, and exterior shed. As you enter the living room, it opens to the dining area and adjoins the spacious kitchen with a center island, and plenty of cabinets and counter space to please any cook. Comfortable owner's suite with a walk-in closet, jetted garden tub, separate shower, and double sinks. Enjoy the convenience of a separate laundry room. New Roof in May 2024. Public water and public sewer. The community amenities are a few minutes from the home and include a clubhouse, swimming pool, putt-putt, playground, and an active HOA that plans many varied activities. A short drive to serene Sunset Beach. Call today!

29. 2024-05-09
    price $222,500 1078-char remark

    Show marketing remark (1078 chars)

    Welcome home to 1085 Waterview Lane. Located in the desirable community of the Village at Calabash, in Carolina Shores, NC this three-bedroom and two-bathroom doublewide manufactured home on a deeded lot is For Sale. You will love the convenience of a sunny kitchen and dining area, open floor plan with cathedral ceilings, split bedroom plan, wainscoting and chair rail in three rooms, crown molding, three bay windows, ceiling fans, front deck, rear deck, and exterior shed. As you enter the living room, it opens to the dining area and adjoins the spacious kitchen with a center island, and plenty of cabinets and counter space to please any cook. Comfortable owner's suite with a walk-in closet, jetted garden tub, separate shower, and double sinks. Enjoy the convenience of a separate laundry room. New Roof in May 2024. Public water and public sewer. The community amenities are a few minutes from the home and include a clubhouse, swimming pool, putt-putt, playground, and an active HOA that plans many varied activities. A short drive to serene Sunset Beach. Call today!

30. 2024-04-09
    listed $217,900 Active 1078-char remark

    Show marketing remark (1078 chars)

    Welcome home to 1085 Waterview Lane. Located in the desirable community of the Village at Calabash, in Carolina Shores, NC this three-bedroom and two-bathroom doublewide manufactured home on a deeded lot is For Sale. You will love the convenience of a sunny kitchen and dining area, open floor plan with cathedral ceilings, split bedroom plan, wainscoting and chair rail in three rooms, crown molding, three bay windows, ceiling fans, front deck, rear deck, and exterior shed. As you enter the living room, it opens to the dining area and adjoins the spacious kitchen with a center island, and plenty of cabinets and counter space to please any cook. Comfortable owner's suite with a walk-in closet, jetted garden tub, separate shower, and double sinks. Enjoy the convenience of a separate laundry room. New Roof in May 2024. Public water and public sewer. The community amenities are a few minutes from the home and include a clubhouse, swimming pool, putt-putt, playground, and an active HOA that plans many varied activities. A short drive to serene Sunset Beach. Call today!

31. 2011-12-28
    soldstatus $42,000 25-char remark

    Show marketing remark (25 chars)

    Actual Sold Date: 8/5/11.

32. 2011-12-28
    listed $42,000 25-char remark

    Show marketing remark (25 chars)

    Actual Sold Date: 8/5/11.

33. 2011-12-22
    soldstatus $82,000
34. 2011-12-22
    soldstatus $82,000
35. 2011-11-07
    listed $88,900
36. 2011-08-05
    soldstatus $42,000
37. 2011-03-31
    listed $64,900
38. 2007-03-09
    soldstatus $119,500
39. 2007-03-09
    soldstatus $119,500
40. 2007-03-09
    soldstatus $119,500
41. 2006-09-26
    listed $119,900
42. 2006-09-26
    listed $119,900

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,894 · $158/mo
• Expected delta: +$1,176/yr (+$98/mo · 163.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $25,182
• − Mortgage interest: −$12,940
• − Property taxes: −$718
• − Insurance: −$1,155
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − HOA: −$204
• − Depreciation: −$6,720
• Taxable loss: −$584
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $3,420/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 — Carolina Shores

• Score: 64/100
• State rank: #352
• US rank: #13907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carolina Shores, NC
• County: Brunswick County · 131,536 people
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 13,313
• Household income: $75,341
• Rent vs Own: 10.4% rent · 89.6% own
• Severe rent burden: 81.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% 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: ▼ -67.90%
• Current HPI: 133.7186
• 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

+94.3% since first listed

26 events — show timeline

• 2026-05-18 Price Changed $233,000 Hive MLS
• 2026-04-25 Price Changed $235,000 Hive MLS
• 2026-04-17 Price Changed $237,000 Hive MLS
• 2026-04-06 Price Changed $238,000 Hive MLS
• 2026-03-26 Listed $243,000 Hive MLS
• 2024-10-21 Sold (Public Records) $194,000 Public Records
• 2024-10-21 Sold (MLS) $194,000 Hive MLS
• 2024-09-20 Pending — Hive MLS
• 2024-09-17 Price Changed $194,000 Hive MLS
• 2024-07-26 Relisted — Hive MLS
• 2024-06-05 Pending — Hive MLS
• 2024-05-09 Relisted — Hive MLS
• 2024-05-09 Price Changed $222,500 Hive MLS
• 2024-04-09 Listed $217,900 Hive MLS
• 2011-12-28 Listed $42,000 Hive MLS
• 2011-12-28 Sold (MLS) $42,000 Hive MLS
• 2011-12-22 Sold (Public Records) $82,000 Public Records
• 2011-12-22 Sold (MLS) $82,000 Hive MLS
• 2011-11-07 Listed $88,900 Hive MLS
• 2011-08-05 Sold (MLS) $42,000 Hive MLS
• 2011-03-31 Listed $64,900 Hive MLS
• 2007-03-09 Sold (Public Records) $119,500 Public Records
• 2007-03-09 Sold (MLS) $119,500 Hive MLS
• 2007-03-09 Sold (MLS) $119,500 CCAR
• 2006-09-26 Listed $119,900 Hive MLS
• 2006-09-26 Listed $119,900 CCAR

Property tax history

+4.5%/yr

Latest (2025): $718 · -2.4% YoY. Source: county tax records.