545 Eden Ave · Murrells Inlet, SC 29576

$129,000

2 bd · 2.0 ba · 1,150 sqft · Manufactured · 29 Days on market

Built 2007 Good condition Est $139k · 7% under $520/mo HOA · 24% of rent

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Why this score? — see what drove the B- 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 +26.3/30.0
• ARV discount +10.8/15.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Location! Location! Location! Move in ready! Inlet living and convenient to many restaurants and entertainment. No short term rentals allowed. Located between 17 business and 17 bypass. Community age 55 and over. Measurements are approximate and must be verified by buyer.

Key facts

• 2 parking spots
• Built 2007
• Listed 29 days

Property features AI

Finance

• Other: Property is for sale
• Financial info: Land lease $520 per month
• HOA & community: Homeowners association with a monthly fee of $520; Association fee includes water and sewer

Exterior

• Parking: Driveway; 2 parking spaces (total)
• Utilities: Association includes water and sewer
• Home design: Single-wide mobile home; Resale property
• Exterior features: Has land lease (monthly)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y 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 $62k; list at $129k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.71% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $139,150
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 Eden Ave	0.01mi	2/2.0	1,120 (-3%)	16mo	$45,000	$40	82
581 Lot #35 Eden Ave	0.13mi	2/2.0	1,056 (-8%)	10mo	$100,000	$95	72
522 Key Largo Ave	0.03mi	2/2.0	980 (-15%)	7mo	$119,000	$121	68
572 Gilmore Ave	0.38mi	2/2.0	1,152 (+0%)	18mo	$250,000	$217	67
528 Key Largo Ave	0.04mi	3/2.0 (+1)	1,056 (-8%)	18mo	$127,500	$121	65
533 Lot 10 Key Largo Ave	0.09mi	3/2.0 (+1)	990 (-14%)	9mo	$121,000	$122	60
531 Lot 9 Key Largo Ave	0.10mi	3/2.0 (+1)	990 (-14%)	8mo	$129,900	$131	60
523 Key Largo Ave	0.04mi	3/2.0 (+1)	990 (-14%)	15mo	$120,000	$121	58
3885 Murrells Inlet Rd	0.56mi	2/2.0	1,000 (-13%)	9mo	$60,000	$60	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 · 4.66% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,421
• Equity at exit: $19,234

10-year hold

• IRR: 14.9%
• Equity multiple: 2.34×
• Total profit: $48,526
• Equity at exit: $11,154

Cash invested: $36,120 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$520
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $333

Break-even live

Break-even rent $1,787

Max offer price $129,000

Occupancy floor 80%

Sensitivity live

Price	-10% $422	-5% $378	+0% $333	+5% $289	+10% $244
Rent	-10% $159	-5% $246	+0% $333	+5% $420	+10% $508
Rate	-1.0pp $398	-0.5pp $366	base $333	+0.5pp $300	+1.0pp $266

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
587A Sunnyside Ave Unit 1308943P Murrells Inlet, SC	3.0	2.0	1173	$2,935	$2.50	14d	1	0.26mi
107 Gadwall Way Murrells Inlet, SC	1.0–2.0	1.0–2.0	932	$2,126	$2.28	14d	23	0.41mi
824 Kittiwake Ln Murrells Inlet, SC	2.0	2.0	1237	$2,000	$1.62	24d	1	0.76mi
4429 Goldflower Loop Murrells Inlet, SC	1.0–2.0	1.0–2.5	690	$1,750	$2.54	14d	2	1.12mi
4376 Crepe Myrtle Ct Murrells Inlet, SC	3.0	2.0	1500	$1,850	$1.23	24d	1	1.20mi
4430 Lady Banks Ln Unit D2 Murrells Inlet, SC	3.0	2.0	1400	$1,775	$1.27	24d	1	1.22mi
4384 Daphne Ln Murrells Inlet, SC	3.0	2.0	1450	$1,950	$1.34	21d	1	1.31mi
225 Cord Grass Loop Murrells Inlet, SC	2.0–3.0	2.0–2.5	1302	$1,999	$1.54	14d	3	1.48mi
4323 Lotus Ct Unit F Murrells Inlet, SC	3.0	2.0	1319	$1,750	$1.33	24d	1	1.50mi

HOA detail

• Monthly dues: $520 · $6,240/yr

Listing history 37 events

1. 2026-06-18
   days on market $129,000 Active 29 DOM
2. 2026-06-17
   days on market $129,000 Active 28 DOM
3. 2026-06-16
   days on market $129,000 Active 27 DOM
4. 2026-06-15
   days on market $129,000 Active 26 DOM
5. 2026-06-14
   days on market $129,000 Active 24 DOM
6. 2026-06-10
   days on market $129,000 Active 21 DOM
7. 2026-06-09
   days on market $129,000 Active 20 DOM
8. 2026-06-08
   days on market $129,000 Active 19 DOM
9. 2026-06-07
   days on market $129,000 Active 18 DOM
10. 2026-06-03
    days on market $129,000 Active 14 DOM
11. 2026-06-02
    days on market $129,000 Active 13 DOM
12. 2026-06-01
    days on market $129,000 Active 12 DOM
13. 2026-05-31
    days on market $129,000 Active 11 DOM
14. 2026-05-30
    days on market $129,000 Active 10 DOM
15. 2026-05-20
    listed $129,000 Active
16. 2024-09-01
    historical
17. 2024-06-05
    price $132,400
18. 2024-05-01
    listed $134,900 Active
19. 2024-04-17
    historical
20. 2024-03-11
    price $129,000
21. 2024-02-07
    listed $139,000 Active
22. 2023-12-24
    historical
23. 2023-06-20
    listed $139,000 Active
24. 2022-10-28
    soldstatus $62,500 Closed
25. 2022-10-07
    status Active
26. 2022-09-21
    historical Active Under Contract
27. 2022-08-16
    price $79,900
28. 2022-07-18
    price $87,300
29. 2022-05-03
    listed $99,900 Active
30. 2015-04-30
    soldstatus $36,000
31. 2015-03-15
    listed $39,500
32. 2012-02-23
    soldstatus $17,000
33. 2011-03-03
    historical
34. 2011-01-04
    listed $19,900
35. 2010-10-15
    listed $34,900
36. 2010-10-05
    historical
37. 2010-06-21
    listed $39,900

ⓘ 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 4/10 Moderate FEMA zone X · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 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: $26,502
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − HOA: −$6,240
• − Depreciation: −$3,753
• Taxable income: $2,463
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $3,407/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 75/100 Cosmetic rehab

This mobile home is move-in ready with good condition and minimal repairs needed. Painting and updating the kitchen and bathroom would significantly enhance its value.

Repairs flagged

• Minor kitchen countertops — Worn appearance
• Minor bathroom paint — Faded appearance
• Minor exterior paint — Slight fading

Value-add opportunities

• Both Painting and updating countertops and backsplash in the kitchen — Enhances curb appeal and interior aesthetics
• Both Painting and updating bathroom fixtures and paint — Improves functionality and appearance
• Both Landscaping improvements — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · Worn appearance	Minor	$500–3,000
bathroom paint · Faded appearance	Minor	$500–3,000
exterior paint · Slight fading	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting and updating countertops and backsplash in the kitchen — Enhances curb appeal and interior aesthetics ↑
• Both Painting and updating bathroom fixtures and paint — Improves functionality and appearance ↑
• Both Landscaping improvements — Enhances curb appeal and property 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: 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

+223.3% since first listed

23 events — show timeline

• 2026-05-20 Listed $129,000 CCAR
• 2024-09-01 Listing Removed — CCAR
• 2024-06-05 Price Changed $132,400 CCAR
• 2024-05-01 Listed $134,900 CCAR
• 2024-04-17 Listing Removed — CCAR
• 2024-03-11 Price Changed $129,000 CCAR
• 2024-02-07 Listed $139,000 CCAR
• 2023-12-24 Listing Removed — CCAR
• 2023-06-20 Listed $139,000 CCAR
• 2022-10-28 Sold (MLS) $62,500 CCAR
• 2022-10-07 Relisted — CCAR
• 2022-09-21 Contingent — CCAR
• 2022-08-16 Price Changed $79,900 CCAR
• 2022-07-18 Price Changed $87,300 CCAR
• 2022-05-03 Listed $99,900 CCAR
• 2015-04-30 Sold (MLS) $36,000 CCAR
• 2015-03-15 Listed $39,500 CCAR
• 2012-02-23 Sold (MLS) $17,000 CCAR
• 2011-03-03 Listing Removed — CCAR
• 2011-01-04 Listed $19,900 CCAR
• 2010-10-15 Listed $34,900 CCAR
• 2010-10-05 Listing Removed — CCAR
• 2010-06-21 Listed $39,900 CCAR