306 Country Club Villa Dr #3 · Shallotte, NC 28470

$139,900

1 bd · 2.0 ba · 912 sqft · Condo public records · 150 Days on market

Built 1986 $259/mo HOA · 18% of rent

---

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 +13.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +4.0/10.0
• 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

Need an affordable home close to the beach? Look no further! This 2nd floor, 1 Bedroom, 2 full bath condo is located in the quiet Brierwood Estates community. Spacious and clean unit with sliders to deck overlooking wooded serene property. Living room/ Dining Room combo. Offers galley tiled kitchen with plenty of cabinet and counter space and all kitchen appliances included. Laundry room with storage, central air and heat. 2 full bathrooms have a tub/shower and the other has Shower and new vanity. Available for quick closing.

Key facts

• Galley tiled kitchen
• Central air and heat
• Close to beach

Tags

• CLOSE TO BEACH
• OVERLOOKING WOODED PROPERTY
• GALLEY TILED KITCHEN
• PLENTY OF CABINET SPACE
• CENTRAL AIR AND HEAT
• LAUNDRY ROOM WITH STORAGE

Property features AI

Finance

• HOA & community: Homeowners association present; Annual association fee of $3,108 (about $259/month); Association covers grounds maintenance, structure maintenance, and trash

Exterior

• Parking: Paved off-street parking; Shared parking lot
• Utilities: Public water; Cable available
• Home design: Condominium; Residential property; One level; Entry level: 2; 2 total stories
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as condominium (year built not provided)
• Exterior features: Deck; No fencing; Pool: see remarks

Interior

• Kitchen: Electric oven; Refrigerator; Dishwasher; Electric water heater
• Flooring: Laminate flooring; Ceramic tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Ceiling fan(s); Window coverings; Furnished status negotiable; Accessible full bath
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $3 ($34/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.0% in Shallotte — 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 63/100 on livability (#411 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, crime F, amenities 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: Union Elementary (math 83% / reading 76%, grade A, #24 of 1,410 statewide, top 2%, 571 students, 100% 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.
• Zoned-school proficiency averages 59% at this address vs 46% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Brunswick County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 384 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 150 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $40k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $102k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 8.0

CMA / ARV

No comps found within radius.

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: $-22,353
• Equity at exit: $20,860

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-18,682
• Equity at exit: $12,096

Cash invested: $39,172 (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 28470

• Home prices YoY: -34.8%
• Active inventory: 384
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$58
• HOA: −$259
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $3

Break-even live

Break-even rent $1,456

Max offer price $139,900

Occupancy floor 95%

Sensitivity live

Price	-10% $82	-5% $42	+0% $3	+5% $-37	+10% $-76
Rent	-10% $-112	-5% $-55	+0% $3	+5% $61	+10% $118
Rate	-1.0pp $73	-0.5pp $38	base $3	+0.5pp $-33	+1.0pp $-70

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 Seaforth St Shallotte, NC	3.0	1.0–2.0	1077	$1,682	$1.56	25d	1	1.38mi
4568 Tides Way South Brunswick, NC	1.0–3.0	1.0–2.0	1187	$1,450	$1.22	25d	111	1.46mi

HOA detail condo

• Monthly dues: $259 · $3,108/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-10
   days on market $139,900 Active 150 DOM
2. 2026-06-09
   days on market $139,900 Active 149 DOM
3. 2026-06-08
   days on market $139,900 Active 148 DOM
4. 2026-06-07
   days on market $139,900 Active 147 DOM
5. 2026-06-05
   days on market $139,900 Active 144 DOM
6. 2026-06-03
   days on market $139,900 Active 143 DOM
7. 2026-06-02
   days on market $139,900 Active 142 DOM
8. 2026-06-01
   days on market $139,900 Active 141 DOM
9. 2026-05-31
   days on market $139,900 Active 140 DOM
10. 2026-05-30
    days on market $139,900 Active 139 DOM
11. 2026-05-15
    price $139,900
12. 2026-03-23
    price $149,900
13. 2026-03-18
    price $165,000
14. 2026-02-05
    price $169,900
15. 2026-01-11
    listed $179,900 Active
16. 2012-12-11
    historical
17. 2012-06-24
    listed $74,900
18. 2006-03-03
    soldstatus $102,000

ⓘ 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: $1,195 · $100/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,519
• − Mortgage interest: −$7,837
• − Property taxes: −$1,195
• − Insurance: −$700
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − HOA: −$3,108
• − Depreciation: −$4,070
• Taxable loss: −$2,192
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $560/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 — Shallotte

• Score: 63/100
• State rank: #411
• US rank: #15490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shallotte, NC
• County: Brunswick County · 131,536 people
• City population: 11,219
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 11,219
• Household income: $65,030
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 455.0

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 (73%)
• Race & ethnicity: White 73% Black 13% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -77.91%
• Current HPI: 146.2303
• 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

+37.2% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $139,900 Hive MLS
• 2026-03-23 Price Changed $149,900 Hive MLS
• 2026-03-18 Price Changed $165,000 Hive MLS
• 2026-02-05 Price Changed $169,900 Hive MLS
• 2026-01-11 Listed $179,900 Hive MLS
• 2012-12-11 Listing Removed — Hive MLS
• 2012-06-24 Listed $74,900 Hive MLS
• 2006-03-03 Sold (Public Records) $102,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,195 · +0.8% YoY. Source: county tax records.