171 E Eagle Creek Dr NE Lot 765 · Bolivia, NC 28422

$264,999

3 bd · 2.0 ba · 1,281 sqft · SingleFamily · 106 Days on market

Built 2026 Good condition 7,841 sqft lot Garage $207/sqft · at area comps Est $274k · at est. $46/mo HOA · 2% of rent

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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).

• Cash flow +10.1/30.0
• ARV discount +9.1/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Devon at Eagle Creek, where style, comfort, and functionality come together in this beautifully designed 3-bedroom, 2-bath home. The open-concept floor plan offers seamless flow between the kitchen, dining, and living areas, creating a bright and inviting space perfect for entertaining or relaxing at home. The kitchen features granite countertops, stainless steel appliances, a large center island, and generous storage. The private primary suite includes a walk-in closet and walk-in shower, while Smart Home technology and energy-efficient features add convenience and value.

Key facts

• One story
• Large island
• Walk in closet

Tags

• ONE STORY
• OPEN CONCEPT LIVING AREA
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• LARGE ISLAND
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (17.8% below list).
• Recommended offer: $218k (17.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#549 in NC) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, cost of living B; Watch: amenities F, commute F, employment 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: Supply Elementary (math 46% / reading 39%, grade F, #625 of 1,410 statewide, top 45%, 539 students, 99% FRL); Cedar Grove Middle (math 30% / reading 36%, grade F, #305 of 475 statewide, top 65%, 434 students, 99% FRL); South Brunswick High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 1,172 students, 100% FRL) — zoned schools average 99% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 784 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 38% of the median local income ($69k/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 106 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,790 (17.8% 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. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 10.1

CMA / ARV

• ARV (median comp): $274,476
• List price: $264,999
• Delta: -3.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1539 W White Egret Ln NE Lot 761	0.08mi	3/2.0	1,281 (0%)	1mo	$254,999	$199	95
1503 W White Egret Ln NE Lot 752	0.06mi	3/2.0	1,281 (0%)	6mo	$254,999	$199	93
1573 E White Egret Ln NE Lot 727	0.14mi	3/2.0	1,281 (0%)	1mo	$264,999	$207	92
1566 E White Egret Ln NE Lot 734	0.17mi	3/2.0	1,281 (0%)	1mo	$272,990	$213	91
1523 White Egret Ln NE Lot 757	0.05mi	3/2.0	1,281 (0%)	9mo	$249,999	$195	90
1582 Raptor Ter NE Lot 306	0.24mi	3/2.0	1,281 (0%)	1mo	$236,000	$184	88
1061 High Tide St SE #26	0.37mi	3/2.0	1,202 (-6%)	8mo	$244,000	$203	65
185 Kite Cir NE Lot 609	0.59mi	3/2.0	1,281 (0%)	14mo	$256,000	$200	61
258 Ocean Pointe Blvd SE #43	0.45mi	3/2.0	1,202 (-6%)	10mo	$249,300	$207	60
199 Kite Cir NE Lot 607	0.61mi	3/2.0	1,281 (0%)	13mo	$256,590	$200	60
1073 High Tide St SE #29	0.47mi	3/2.0	1,202 (-6%)	10mo	$262,000	$218	59
229 Ocean Pointe Blvd SE #7	0.45mi	3/2.0	1,202 (-6%)	15mo	$244,470	$203	57

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-52,867
• Equity at exit: $39,512

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-58,648
• Equity at exit: $22,912

Cash invested: $74,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 14 under contract
• Months of supply: 9.7 mo (10%/mo absorbed)
• Median asking: $289,990 ($208/sqft)
• Median days on market: 97 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +3.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28422

• Home prices YoY: -23.8%
• Active inventory: 784
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,178 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$46
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-157

Break-even live

Break-even rent $2,376

Max offer price $242,309

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-65	+0% $-157	+5% $-248	+10% $-340
Rent	-10% $-329	-5% $-243	+0% $-157	+5% $-71	+10% $15
Rate	-1.0pp $-23	-0.5pp $-89	base $-157	+0.5pp $-225	+1.0pp $-295

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: $66,250
• Closing costs: $7,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Kite Cir NE Bolivia, NC	3.0	2.0	1339	$2,195	$1.64	6d	1	0.62mi

Property features AI

Finance

• Other: Lot approximately 0.18 acres (see recorded plat for dimensions)Subdivision: Eagle Creek
• HOA & community: Homeowners association with annual fee of $550Association provides management

Exterior

• Parking: Attached garage facing frontOne garage spaceConcrete drivewayGarage door opener
• Utilities: Public waterSewer availableWater availableElectric service
• Home design: Single family residenceOne storyEntry level is main floorR-75 zoning
• Construction: Vinyl siding and frame constructionSlab foundationBuilt recently (new construction)
• Exterior features: PatioShingle roofNew constructionHas a viewPets allowedSidewalksStreet lightsPaved private road

Interior

• Kitchen: Electric ovenRangeDishwasherMicrowaveGarbage disposal
• Flooring: Vinyl
• Bathrooms: Two full bathroomsAccessible full bath
• Heating & cooling: Heat pump heatingElectric heatingCentral air conditioningEnergy-efficient thermostat
• Interior features: Master suite on main levelWalk-in closet(s)Kitchen islandPantryInsulated windows
• Laundry & utility: Electric water heater

Listing history 50 events

1. 2026-09-23
   days on market $264,999 Active 106 DOM
2. 2026-09-22
   days on market $264,999 Active 105 DOM
3. 2026-09-21
   days on market $264,999 Active 104 DOM
4. 2026-09-20
   days on market $264,999 Active 103 DOM
5. 2026-09-19
   days on market $264,999 Active 102 DOM
6. 2026-09-18
   days on market $264,999 Active 101 DOM
7. 2026-09-17
   days on market $264,999 Active 100 DOM
8. 2026-09-16
   days on market $264,999 Active 99 DOM
9. 2026-09-15
   days on market $264,999 Active 98 DOM
10. 2026-09-14
    days on market $264,999 Active 97 DOM
11. 2026-09-13
    days on market $264,999 Active 96 DOM
12. 2026-09-12
    days on market $264,999 Active 95 DOM
13. 2026-09-11
    days on market $264,999 Active 94 DOM
14. 2026-09-05
    days on market $264,999 Active 88 DOM
15. 2026-09-04
    days on market $264,999 Active 87 DOM
16. 2026-09-03
    days on market $264,999 Active 86 DOM
17. 2026-08-31
    days on market $264,999 Active 83 DOM
18. 2026-08-30
    days on market $264,999 Active 82 DOM
19. 2026-08-29
    days on market $264,999 Active 81 DOM
20. 2026-08-28
    days on market $264,999 Active 80 DOM
21. 2026-08-27
    days on market $264,999 Active 79 DOM
22. 2026-08-25
    days on market $264,999 Active 77 DOM
23. 2026-08-24
    days on market $264,999 Active 76 DOM
24. 2026-08-23
    days on market $264,999 Active 75 DOM
25. 2026-08-22
    days on market $264,999 Active 74 DOM
26. 2026-08-21
    days on market $264,999 Active 73 DOM
27. 2026-08-20
    days on market $264,999 Active 72 DOM
28. 2026-08-19
    days on market $264,999 Active 71 DOM
29. 2026-08-18
    days on market $264,999 Active 70 DOM
30. 2026-08-17
    days on market $264,999 Active 69 DOM
31. 2026-08-16
    days on market $264,999 Active 68 DOM
32. 2026-08-15
    days on market $264,999 Active 67 DOM
33. 2026-08-14
    days on market $264,999 Active 66 DOM
34. 2026-08-13
    days on market $264,999 Active 65 DOM
35. 2026-08-12
    days on market $264,999 Active 64 DOM
36. 2026-08-11
    days on market $264,999 Active 63 DOM
37. 2026-08-10
    days on market $264,999 Active 62 DOM
38. 2026-08-09
    days on market $264,999 Active 61 DOM
39. 2026-08-08
    days on market $264,999 Active 60 DOM
40. 2026-08-07
    days on market $264,999 Active 59 DOM
41. 2026-08-06
    days on market $264,999 Active 58 DOM
42. 2026-08-05
    days on market $264,999 Active 57 DOM
43. 2026-08-04
    days on market $264,999 Active 56 DOM
44. 2026-08-03
    days on market $264,999 Active 55 DOM
45. 2026-07-31
    days on market $264,999 Active 52 DOM
46. 2026-07-29
    days on market $264,999 Active 50 DOM
47. 2026-07-27
    days on market $264,999 Active 48 DOM
48. 2026-07-25
    days on market $264,999 Active 46 DOM
49. 2026-07-24
    days on market $264,999 Active 45 DOM
50. 2026-07-23
    days on market $264,999 Active 44 DOM

ⓘ 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: $26,135
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − HOA: −$552
• − Depreciation: −$7,709
• Taxable loss: −$6,452
• Est. tax savings @ 24.0%: +$1,548
• After-tax cash flow: $-333/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 80/100 None rehab

This single-family home in Eagle Creek is in good condition with no major repairs needed. It offers a good ROI with updates like painting and landscaping improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Adding a smart home system — Modern technology can increase both resale and rental value ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Supply Elementary F NC #625/1,410 Nat'l #17,692/41,679 Middle Cedar Grove Middle F NC #305/475 Nat'l #8,059/14,009 High South Brunswick High C+ NC #216/535 Nat'l #3,588/17,239

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

D Composite livability gradescore 59/100

Livability — Bolivia

• Score: 59/100
• State rank: #549
• US rank: #20206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 152,111 people
• City population: 10,059
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 10,059
• Household income: $69,412
• Rent vs Own: 13.7% rent · 86.3% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 8% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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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: ▼ -44.19%
• Current HPI: 141.1956
• Rent YoY: —
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Finance

• Other: Lot approximately 0.18 acres (see recorded plat for dimensions)Subdivision: Eagle Creek
• HOA & community: Homeowners association with annual fee of $550Association provides management

Exterior

• Parking: Attached garage facing frontOne garage spaceConcrete drivewayGarage door opener
• Utilities: Public waterSewer availableWater availableElectric service
• Home design: Single family residenceOne storyEntry level is main floorR-75 zoning
• Construction: Vinyl siding and frame constructionSlab foundationBuilt recently (new construction)
• Exterior features: PatioShingle roofNew constructionHas a viewPets allowedSidewalksStreet lightsPaved private road

Interior

• Kitchen: Electric ovenRangeDishwasherMicrowaveGarbage disposal
• Flooring: Vinyl
• Bathrooms: Two full bathroomsAccessible full bath
• Heating & cooling: Heat pump heatingElectric heatingCentral air conditioningEnergy-efficient thermostat
• Interior features: Master suite on main levelWalk-in closet(s)Kitchen islandPantryInsulated windows
• Laundry & utility: Electric water heater

Price history

1 event — show timeline

• 2026-06-09 Listed $264,999 Hive MLS