2105 Cypress Hill Dr SE Lot 21 · Bolivia, NC 28422

$359,999

4 bd · 2.5 ba · 2,257 sqft · SingleFamily · 74 Days on market

Built 2026 Excellent condition 6,534 sqft lot Garage $160/sqft · at area comps Est $361k · at est. $58/mo HOA · 2% of rent ↓ 3% since listing

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Why this score? — see what drove the F 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 +7.7/15.0
• Cash flow +6.8/30.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Estimated completion early July 2026. Rolling Hills in Bolivia, NC is brand new community that will include a community pool, a sports court, and an open-air pavilion for residents and visitors. The Belfort floorplan is a 4-bedroom, 2.5 bath, 2,257 sq ft of open concept living space perfect for any stage of life. This home features a first-floor primary bedroom suite and laundry room. The open concept kitchen and great room are ideal for entertaining and creating lasting memories. The kitchen features shaker-style cabinets, quartz countertops, and stainless-steel appliances, which are sure to both turn heads and make meal prep easy.

Key facts

• Double vanity
• Quartz countertops
• Open concept kitchen

Tags

• OPEN CONCEPT KITCHEN
• SHAKER STYLE CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• DOUBLE VANITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $360k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-554 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (30.0% below list).
• Recommended offer: $252k (30.0% 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: Virginia Williamson Elem (math 50% / reading 49%, grade D, #417 of 1,410 statewide, top 32%, 502 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: 690 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 44% 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 $11k 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 74 days — a 6% lower offer ($338k) is reasonable based on typical stale-listing flexibility.

Recommended offer $252,137 (30.0% 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 74 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.60%
• DSCR: 0.71
• GRM: 11.9

CMA / ARV

• ARV (median comp): $361,499
• List price: $359,999
• Delta: 0.97%
• 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
2076 Cypress Hill Dr SE Lot 275	0.01mi	4/2.5	2,200 (-2%)	3mo	$359,999	$164	93
2080 Cypress Hill Dr SE Lot 274	0.01mi	4/3.0	2,388 (+6%)	4mo	$370,000	$155	85
510 Silky Oak Dr SE Lot 264	0.02mi	3/3.0 (-1)	2,463 (+9%)	4mo	$408,640	$166	74
473 Shiloh Ln SE	0.48mi	3/2.5 (-1)	2,186 (-3%)	2mo	$497,500	$228	66
2046 Cypress Hill Dr SE Lot 280	0.04mi	3/3.0 (-1)	1,928 (-15%)	2mo	$362,999	$188	65
387 Blossom Tree Ln SE	0.58mi	3/2.5 (-1)	2,321 (+3%)	3mo	$564,950	$243	61
1402 Sennia Ct SE	0.59mi	4/3.0	2,358 (+4%)	4mo	$470,000	$199	60
979 Ashburton Rd SE	0.55mi	3/2.5 (-1)	2,152 (-5%)	3mo	$464,900	$216	59
963 Ashburton Rd SE	0.62mi	4/3.0	2,463 (+9%)	1mo	$495,500	$201	53
1179 Woodbridge Ln SE	0.52mi	3/3.0 (-1)	2,063 (-9%)	3mo	$567,000	$275	52
678 Breezewood Dr SE	0.61mi	4/3.5	2,465 (+9%)	1mo	$632,000	$256	51
680 Creekway Cir SE	0.73mi	3/3.0 (-1)	2,417 (+7%)	3mo	$442,000	$183	45

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: -27.7%
• Equity multiple: 0.07×
• Total profit: $-93,546
• Equity at exit: $53,677

10-year hold

• IRR: -26.0%
• Equity multiple: -0.26×
• Total profit: $-126,592
• Equity at exit: $31,126

Cash invested: $100,800 (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: 40 active · 25 under contract
• Months of supply: 6.9 mo (15%/mo absorbed)
• Median asking: $519,950 ($231/sqft)
• Median days on market: 122 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -30.8% 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: 690
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,521 medium
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$58
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-554

Break-even live

Break-even rent $3,223

Max offer price $279,836

Occupancy floor —

Sensitivity live

Price	-10% $-305	-5% $-430	+0% $-554	+5% $-678	+10% $-803
Rent	-10% $-753	-5% $-654	+0% $-554	+5% $-454	+10% $-355
Rate	-1.0pp $-373	-0.5pp $-462	base $-554	+0.5pp $-647	+1.0pp $-742

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: $90,000
• Closing costs: $10,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 Silky Oak Dr SE Bolivia, NC	3.0	2.0	1672	$2,400	$1.44	72d	1	0.01mi

Property features AI

Finance

• Other: Zoning: R75
• Financial info: Association fee equates to about $58/month
• HOA & community: Homeowners association with annual fee (approximately $696/year)Community poolStreet lightsCommunity basketball and tennis/sport courts

Exterior

• Parking: Attached front-facing garage with automatic openerTwo garage spaces (two parking spaces total)Concrete driveway
• Security: Smoke detector(s)
• Utilities: Public waterSewer availableElectric service available
• Home design: Single-family residenceTwo-story homeEntry level on the first floorNew construction
• Construction: Fiber cement and frame constructionSlab foundation
• Exterior features: PatioPorchShingle roofPublic paved access via a private roadView

Interior

• Kitchen: RangeDishwasherMicrowaveGarbage disposalElectric water heater
• Bedrooms: Bedrooms not specifically listed
• Flooring: Carpet
• Bathrooms: Two full bathroomsOne half bathroomAccessible full bathroom
• Heating & cooling: Heat pump heatingElectric heatingCentral air conditioning
• Interior features: Master suite on the main levelWalk-in closet(s)High ceilingsKitchen islandPantryNo basement
• Laundry & utility: Laundry roomWasher hookup

HOA detail $58/mo · $696/yr

• Likely covers: pool

Listing history 38 events

1. 2026-08-08
   days on market $359,999 Active 74 DOM
2. 2026-08-07
   pricedays on market $359,999 Active 73 DOM
3. 2026-08-06
   days on market $364,999 Active 72 DOM
4. 2026-08-05
   days on market $364,999 Active 71 DOM
5. 2026-08-04
   days on market $364,999 Active 70 DOM
6. 2026-08-03
   days on market $364,999 Active 69 DOM
7. 2026-07-31
   days on market $364,999 Active 66 DOM
8. 2026-07-30
   days on market $364,999 Active 64 DOM
9. 2026-07-27
   days on market $364,999 Active 62 DOM
10. 2026-07-25
    pricestatusdays on market $364,999 Active 60 DOM
11. 2026-07-02
    status $365,440 Pending 59 DOM
12. 2026-07-01
    days on market $365,440 Active 59 DOM
13. 2026-06-30
    days on market $365,440 Active 58 DOM
14. 2026-06-29
    days on market $365,440 Active 57 DOM
15. 2026-06-28
    days on market $365,440 Active 56 DOM
16. 2026-06-28
    days on market $365,440 Active 55 DOM
17. 2026-06-27
    days on market $365,440 Active 54 DOM
18. 2026-06-25
    days on market $365,440 Active 52 DOM
19. 2026-06-23
    days on market $365,440 Active 50 DOM
20. 2026-06-22
    days on market $365,440 Active 49 DOM
21. 2026-06-18
    days on market $365,440 Active 46 DOM
22. 2026-06-17
    days on market $365,440 Active 45 DOM
23. 2026-06-16
    days on market $365,440 Active 44 DOM
24. 2026-06-15
    days on market $365,440 Active 43 DOM
25. 2026-06-14
    days on market $365,440 Active 41 DOM
26. 2026-06-13
    days on market $365,440 Active 40 DOM
27. 2026-06-10
    days on market $365,440 Active 38 DOM
28. 2026-06-09
    days on market $365,440 Active 37 DOM
29. 2026-06-09
    price $365,440 Active 36 DOM
30. 2026-06-08
    days on market $378,440 Active 36 DOM
31. 2026-06-07
    days on market $378,440 Active 35 DOM
32. 2026-06-05
    days on market $378,440 Active 32 DOM
33. 2026-06-03
    days on market $378,440 Active 31 DOM
34. 2026-06-02
    days on market $378,440 Active 30 DOM
35. 2026-06-01
    days on market $378,440 Active 29 DOM
36. 2026-05-31
    days on market $378,440 Active 28 DOM
37. 2026-05-30
    days on market $378,440 Active 27 DOM
38. 2025-05-03
    listed $378,440 Active

ⓘ 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: $30,256
• − Mortgage interest: −$20,166
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − HOA: −$696
• − Depreciation: −$10,473
• Taxable loss: −$13,119
• Est. tax savings @ 24.0%: +$3,149
• After-tax cash flow: $-3,499/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

Excellent 100/100 None rehab

This new construction home is move-in ready with excellent condition and no visible repairs or maintenance needed. It offers a great value with potential for further improvements to enhance its curb appeal and functionality.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Adding smart home features — Improves convenience and adds value ↑
• Both Upgrading appliances — Enhances functionality and adds value ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Virginia Williamson Elem D NC #417/1,410 Nat'l #12,785/41,679 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: Zoning: R75
• Financial info: Association fee equates to about $58/month
• HOA & community: Homeowners association with annual fee (approximately $696/year)Community poolStreet lightsCommunity basketball and tennis/sport courts

Exterior

• Parking: Attached front-facing garage with automatic openerTwo garage spaces (two parking spaces total)Concrete driveway
• Security: Smoke detector(s)
• Utilities: Public waterSewer availableElectric service available
• Home design: Single-family residenceTwo-story homeEntry level on the first floorNew construction
• Construction: Fiber cement and frame constructionSlab foundation
• Exterior features: PatioPorchShingle roofPublic paved access via a private roadView

Interior

• Kitchen: RangeDishwasherMicrowaveGarbage disposalElectric water heater
• Bedrooms: Bedrooms not specifically listed
• Flooring: Carpet
• Bathrooms: Two full bathroomsOne half bathroomAccessible full bathroom
• Heating & cooling: Heat pump heatingElectric heatingCentral air conditioning
• Interior features: Master suite on the main levelWalk-in closet(s)High ceilingsKitchen islandPantryNo basement
• Laundry & utility: Laundry roomWasher hookup

Price history

-3.4% since first listed

2 events — show timeline

• 2026-06-08 Price Changed $365,440 Hive MLS
• 2025-05-03 Listed $378,440 Hive MLS