777 Landmark Cv · Carolina Shores, NC 28467

$279,000

3 bd · 2.0 ba · 1,514 sqft · SingleFamily public records · 27 Days on market

Built 2020 7,405 sqft lot Est $298k · 6% under $28/mo HOA · 1% of rent ↓ 47% since listing

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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 +13.6/30.0
• ARV discount +10.4/15.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER OFFERING UP TO $8000 TOWARDS SELLER CONCESSION!!! Welcome to this charming home located at 777 Landmark Cove in the scenic community of Calabash NC. This three bedroom, two bath home is a well designed plan with 1,519 square feet and an attached one car garage. The kitchen and dining areas are open and adjoin to a large gathering room. The kitchen features an eat at island with double basin sink and dishwasher, a large pantry and a stove with ample counter space on both sides. The cafe dining area offers access to the uncovered back patio through a sliding glass door allowing abundant natural light to flow throughout the home. The large owners suite is secluded from the rest of the home providing privacy for the home owner. The space in this room can accommodate a full set of bedroom furniture or even an entertainment system. The owner's bath features a dual vanity, large walk-in shower, and access to the spacious walk-in closet. The second and third bedrooms offer ample closet space and is located next to the second full bath with vanity and traditional size tub.

Key facts

• 7,405 sq ft lot
• Garage
• Built 2020

Property features AI

Finance

• HOA & community: Homeowners association with required monthly fee of $28; Association annual expense approximately $336

Exterior

• Parking: Attached garage (1-car), main-level garage
• Utilities: City water; Public sewer
• Home design: Single-family residence; Site-built construction; One story; Entry level: main; Zoned R
• Construction: Vinyl exterior; Slab foundation; Built on site
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Open room count: 1; Other appliances included
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $14 ($163/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 $218k (21.7% below list).
• Recommended offer: $218k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 703 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 35% 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 $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 27 days — a 2% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $214k; 30% 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 $218,498 (21.7% 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 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?
4. 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?
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: 0.78% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $298,258
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1022 Harbor Dr Lot 56	0.59mi	3/2.0	1,520 (+0%)	4mo	$310,000	$204	68
1027 Harbor Dr Lot 36	0.66mi	3/2.0	1,520 (+0%)	1mo	$292,000	$192	68
1027 Harbor Dr	0.66mi	3/2.0	1,520 (+0%)	1mo	$292,000	$192	68
2 Wave Ln	0.14mi	2/2.0 (-1)	1,332 (-12%)	3mo	$275,000	$206	66
1023 Harbor Dr Lot 38	0.64mi	3/2.0	1,520 (+0%)	5mo	$300,000	$197	65
157 Carolina Farms Blvd	0.71mi	3/2.0	1,470 (-3%)	1mo	$279,000	$190	62
1017 Harbor Dr Lot 41	0.62mi	3/2.0	1,421 (-6%)	1mo	$255,000	$179	60
1025 Harbor Dr Lot 37	0.65mi	3/2.0	1,419 (-6%)	0mo	$278,865	$197	59
835 Corn Plante Corn Planters Cir	0.71mi	3/2.0	1,602 (+6%)	3mo	$322,000	$201	55
465 Slippery Rock Way	0.62mi	3/2.0	1,664 (+10%)	4mo	$320,000	$192	51
468 Slippery Rock Way	0.65mi	3/2.0	1,696 (+12%)	1mo	$299,000	$176	48
229 Calabash Lakes Blvd	0.70mi	3/2.0	1,733 (+14%)	0mo	$377,000	$218	43

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-44,444
• Equity at exit: $41,600

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-37,992
• Equity at exit: $24,123

Cash invested: $78,120 (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: 703
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$116
• HOA: −$28
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $14

Break-even live

Break-even rent $2,168

Max offer price $279,000

Occupancy floor 94%

Sensitivity live

Price	-10% $172	-5% $93	+0% $14	+5% $-65	+10% $-144
Rent	-10% $-159	-5% $-73	+0% $14	+5% $100	+10% $186
Rate	-1.0pp $154	-0.5pp $85	base $14	+0.5pp $-59	+1.0pp $-132

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Harbor Dr Calabash, NC	4.0	2.0	1780	$2,400	$1.35	16d	1	0.55mi
1035 Brightwater Way Calabash, NC	1.0–3.0	1.0–2.5	1327	$2,145	$1.62	25d	1	0.75mi
1063 Harbor Dr Calabash, NC	3.0	2.0	1421	$2,200	$1.55	23d	1	0.87mi
614 Silos Way Carolina Shores, NC	3.0	2.0	1750	$2,500	$1.43	25d	1	1.09mi
31 Quaker Ridge Dr Calabash, NC	2.0–3.0	2.0	1411	$2,292	$1.62	23d	51	1.14mi
834 Greenwood Ct Calabash, NC	3.0	2.0	1475	$2,100	$1.42	16d	1	1.15mi
1420 Sherman Dr Calabash, NC	2.0–3.0	1.0–2.0	1011	$770	$0.76	16d	3	1.16mi
70 Callaway Dr NW OCEAN ISL BCH, NC	2.0–3.0	2.0	1324	$1,882	$1.42	16d	35	1.22mi
2033 Wild Indigo CIR NW Calabash, NC	3.0	3.0	1457	$1,775	$1.22	25d	1	1.32mi
240 Woodlands Way #17 Calabash, NC	2.0	2.0	1176	$1,800	$1.53	16d	1	1.46mi
660 Aubrey Ln Calabash, NC	1.0–2.0	1.0–2.0	1081	$2,870	$2.65	16d	69	1.47mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 17 events

1. 2026-06-02
   days on market $279,000 Active 27 DOM
2. 2026-06-01
   days on market $279,000 Active 26 DOM
3. 2026-05-31
   days on market $279,000 Active 25 DOM
4. 2026-05-30
   days on market $279,000 Active 24 DOM
5. 2026-05-18
   price $279,000 1087-char remark

   Show marketing remark (1087 chars)

   SELLER OFFERING UP TO $8000 TOWARDS SELLER CONCESSION!!! Welcome to this charming home located at 777 Landmark Cove in the scenic community of Calabash NC. This three bedroom, two bath home is a well designed plan with 1,519 square feet and an attached one car garage. The kitchen and dining areas are open and adjoin to a large gathering room. The kitchen features an eat at island with double basin sink and dishwasher, a large pantry and a stove with ample counter space on both sides. The cafe dining area offers access to the uncovered back patio through a sliding glass door allowing abundant natural light to flow throughout the home. The large owners suite is secluded from the rest of the home providing privacy for the home owner. The space in this room can accommodate a full set of bedroom furniture or even an entertainment system. The owner's bath features a dual vanity, large walk-in shower, and access to the spacious walk-in closet. The second and third bedrooms offer ample closet space and is located next to the second full bath with vanity and traditional size tub.

6. 2026-05-18
   price $279,000

   Show marketing remark (1087 chars)

   SELLER OFFERING UP TO $8000 TOWARDS SELLER CONCESSION!!! Welcome to this charming home located at 777 Landmark Cove in the scenic community of Calabash NC. This three bedroom, two bath home is a well designed plan with 1,519 square feet and an attached one car garage. The kitchen and dining areas are open and adjoin to a large gathering room. The kitchen features an eat at island with double basin sink and dishwasher, a large pantry and a stove with ample counter space on both sides. The cafe dining area offers access to the uncovered back patio through a sliding glass door allowing abundant natural light to flow throughout the home. The large owners suite is secluded from the rest of the home providing privacy for the home owner. The space in this room can accommodate a full set of bedroom furniture or even an entertainment system. The owner's bath features a dual vanity, large walk-in shower, and access to the spacious walk-in closet. The second and third bedrooms offer ample closet space and is located next to the second full bath with vanity and traditional size tub.

7. 2026-05-15
   price $283,000 1087-char remark

   Show marketing remark (1087 chars)

   SELLER OFFERING UP TO $8000 TOWARDS SELLER CONCESSION!!! Welcome to this charming home located at 777 Landmark Cove in the scenic community of Calabash NC. This three bedroom, two bath home is a well designed plan with 1,519 square feet and an attached one car garage. The kitchen and dining areas are open and adjoin to a large gathering room. The kitchen features an eat at island with double basin sink and dishwasher, a large pantry and a stove with ample counter space on both sides. The cafe dining area offers access to the uncovered back patio through a sliding glass door allowing abundant natural light to flow throughout the home. The large owners suite is secluded from the rest of the home providing privacy for the home owner. The space in this room can accommodate a full set of bedroom furniture or even an entertainment system. The owner's bath features a dual vanity, large walk-in shower, and access to the spacious walk-in closet. The second and third bedrooms offer ample closet space and is located next to the second full bath with vanity and traditional size tub.

8. 2026-05-15
   price $283,000

   Show marketing remark (1087 chars)

   SELLER OFFERING UP TO $8000 TOWARDS SELLER CONCESSION!!! Welcome to this charming home located at 777 Landmark Cove in the scenic community of Calabash NC. This three bedroom, two bath home is a well designed plan with 1,519 square feet and an attached one car garage. The kitchen and dining areas are open and adjoin to a large gathering room. The kitchen features an eat at island with double basin sink and dishwasher, a large pantry and a stove with ample counter space on both sides. The cafe dining area offers access to the uncovered back patio through a sliding glass door allowing abundant natural light to flow throughout the home. The large owners suite is secluded from the rest of the home providing privacy for the home owner. The space in this room can accommodate a full set of bedroom furniture or even an entertainment system. The owner's bath features a dual vanity, large walk-in shower, and access to the spacious walk-in closet. The second and third bedrooms offer ample closet space and is located next to the second full bath with vanity and traditional size tub.

9. 2026-05-12
   listed $284,900 Active 1316-char remark

   Show marketing remark (1316 chars)

   The Vantage floor plan -This two bedroom, two bath ranch style home is a well designed plan with 1,519 square feet and an attached one car garage. The kitchen and dining areas of the Venture are open to the huge gathering room. If you are looking for an open concept design, this is the plan for you! The kitchen features an eat at island with double basin sink and dishwasher, a large pantry and a stove with ample counter space on both sides. The cafe dining area offers access to the uncovered back patio through a sliding glass door allowing abundant natural light to flow throughout the home. The Vantage also offers the home buyer a 'your way room, ' that is space for the homeowner to use as they please. It is a perfect space for a playroom for young families, an entertainment or media space for young adults, or a relaxing reading room for retirees to enjoy. The large owners suite is secluded from the rest of the home providing privacy for the home owner. The space in this room can accommodate a full set of bedroom furniture or even an entertainment system. The owner's bath features a dual vanity, large walk-in shower, and access to the spacious walk-in closet. The spacious second bedroom offers an ample closet space and is located next to the second full bath with vanity and traditional size tub.

10. 2026-05-06
    listed $285,000 Active

    Show marketing remark (1087 chars)

    SELLER OFFERING UP TO $8000 TOWARDS SELLER CONCESSION!!! Welcome to this charming home located at 777 Landmark Cove in the scenic community of Calabash NC. This three bedroom, two bath home is a well designed plan with 1,519 square feet and an attached one car garage. The kitchen and dining areas are open and adjoin to a large gathering room. The kitchen features an eat at island with double basin sink and dishwasher, a large pantry and a stove with ample counter space on both sides. The cafe dining area offers access to the uncovered back patio through a sliding glass door allowing abundant natural light to flow throughout the home. The large owners suite is secluded from the rest of the home providing privacy for the home owner. The space in this room can accommodate a full set of bedroom furniture or even an entertainment system. The owner's bath features a dual vanity, large walk-in shower, and access to the spacious walk-in closet. The second and third bedrooms offer ample closet space and is located next to the second full bath with vanity and traditional size tub.

11. 2026-05-06
    listed $285,000 Active 1087-char remark

    Show marketing remark (1087 chars)

    SELLER OFFERING UP TO $8000 TOWARDS SELLER CONCESSION!!! Welcome to this charming home located at 777 Landmark Cove in the scenic community of Calabash NC. This three bedroom, two bath home is a well designed plan with 1,519 square feet and an attached one car garage. The kitchen and dining areas are open and adjoin to a large gathering room. The kitchen features an eat at island with double basin sink and dishwasher, a large pantry and a stove with ample counter space on both sides. The cafe dining area offers access to the uncovered back patio through a sliding glass door allowing abundant natural light to flow throughout the home. The large owners suite is secluded from the rest of the home providing privacy for the home owner. The space in this room can accommodate a full set of bedroom furniture or even an entertainment system. The owner's bath features a dual vanity, large walk-in shower, and access to the spacious walk-in closet. The second and third bedrooms offer ample closet space and is located next to the second full bath with vanity and traditional size tub.

12. 2026-05-04
    historical $285,000
13. 2021-03-31
    soldstatus $213,900
14. 2021-03-31
    soldstatus $213,900
15. 2020-07-17
    listed $216,700
16. 2020-07-07
    listed $212,400
17. 2020-02-07
    soldstatus $525,000

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,025/yr (+$85/mo · 81.2%)

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

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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,220
• − Mortgage interest: −$15,628
• − Property taxes: −$1,262
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − HOA: −$336
• − Depreciation: −$8,116
• Taxable loss: −$4,713
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $1,294/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
• City population: 13,313
• 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

-46.9% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $279,000 Hive MLS
• 2026-05-18 Price Changed $279,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $283,000 Hive MLS
• 2026-05-15 Price Changed $283,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-12 Listed $284,900 FSBO.com
• 2026-05-06 Listed $285,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-06 Listed $285,000 Hive MLS
• 2026-05-04 Coming Soon $285,000 CANOPYMLS as Distributed by MLS Grid
• 2021-03-31 Sold (MLS) $213,900 CCAR
• 2021-03-31 Sold (MLS) $213,900 Hive MLS
• 2020-07-17 Listed $216,700 CCAR
• 2020-07-07 Listed $212,400 Hive MLS
• 2020-02-07 Sold (Public Records) $525,000 Public Records

Property tax history

+56.9%/yr

Latest (2025): $1,262 · +0.0% YoY. Source: county tax records.