292 Mayflower Dr NW Lot 79 · Calabash, NC 28467

$339,900

4 bd · 2.0 ba · 1,889 sqft · SingleFamily · 171 Days on market

Built 2026 Excellent condition 9,148 sqft lot 2-car garage $180/sqft · 5% below area Est $358k · 5% under $57/mo HOA · 3% of rent

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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 +9.8/15.0
• Cash flow +6.3/30.0
• Condition / age +4.8/5.0
• Schools +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Allston Park, just three miles from World-Famous Seafood restaurants and shopping in quaint Calabash, NC! Allston Park boasts large homesites up to a one-third acre in a tranquil setting. Here, you'll feel tucked away from the hustle and bustle yet are centrally located near dozens of golf courses, beautiful Carolina beaches, Myrtle Beach and North Myrtle Beach attractions, entertainment, shopping, and dining. Residents will enjoy a private amenity center with a swimming pool, and the lowest HOA dues around! At Allston Park, you can pick your homesite, floor plan, and finishes to make your new home truly your own. Or choose from one of our homes already under construction!

Key facts

• Lowest hoa dues
• Large homesites
• Swimming pool

Tags

• LARGE HOMESITES
• TRANQUIL SETTING
• PRIVATE AMENITY CENTER
• SWIMMING POOL
• LOWEST HOA DUES
• PICK YOUR HOMESITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $340k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-610 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (33.1% below list).
• Recommended offer: $227k (33.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#487 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; 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: 1083 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 36% 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 $10k 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 171 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,307 (33.1% 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 171 days. Have you received any prior offers? Is the seller open to a 33% 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 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?
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: 0.67% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.69%
• DSCR: 0.66
• GRM: 12.5

CMA / ARV

• ARV (median comp): $358,137
• List price: $339,900
• Delta: -5.09%
• 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
197 Eagle Claw Dr	0.48mi	3/2.0 (-1)	1,919 (+2%)	0mo	$335,000	$175	70
1081 Rosefield Way NW	0.60mi	3/2.0 (-1)	1,814 (-4%)	0mo	$399,845	$220	60
1074 Lot 93 NW Rosefield Way	0.61mi	4/2.5	2,015 (+7%)	1mo	$324,990	$161	57
1074 Rosefield Way NW	0.62mi	4/2.5	2,015 (+7%)	1mo	$325,000	$161	57
1119 Lot 108 NW Forest Bend Dr	0.71mi	3/2.0 (-1)	1,814 (-4%)	0mo	$317,000	$175	55
1119 Forest Bend Dr NW	0.72mi	3/2.0 (-1)	1,814 (-4%)	0mo	$317,000	$175	55
1116 Forest Bend Dr NW	0.72mi	4/2.5	2,015 (+7%)	1mo	$366,230	$182	52
1116 Lot 106 NW Forest Bend Dr NW	0.73mi	4/2.5	2,015 (+7%)	1mo	$366,230	$182	52
1148 Lot 98 NW Forest Bend Dr	0.64mi	3/2.0 (-1)	2,033 (+8%)	1mo	$325,000	$160	52
1148 Forest Bend Dr NW	0.65mi	3/2.0 (-1)	2,033 (+8%)	1mo	$325,000	$160	51
1128 Lot 103 NW Forest Bend Dr NW	0.68mi	3/2.0 (-1)	1,654 (-12%)	1mo	$308,000	$186	42
1128 Forest Bend Dr NW	0.68mi	3/2.0 (-1)	1,654 (-12%)	1mo	$308,000	$186	42

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: -29.7%
• Equity multiple: 0.01×
• Total profit: $-93,876
• Equity at exit: $50,680

10-year hold

• IRR: -30.6%
• Equity multiple: -0.38×
• Total profit: $-131,511
• Equity at exit: $29,388

Cash invested: $95,172 (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 →

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

Active competition Active MLS

• For sale now: 61 active · 78 under contract
• Months of supply: 6.1 mo (16%/mo absorbed)
• Median asking: $349,990 ($193/sqft)
• Median days on market: 67 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: -1.7% vs current asking $/sqft

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

ZIP-level market 28467

• Home prices YoY: -33.7%
• Active inventory: 1083
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$1,782
• Tax est. 1.5%: −$425 /mo · $5,098/yr
• Insurance: −$142
• HOA: −$57
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-610

Break-even live

Break-even rent $3,046

Max offer price $251,596

Occupancy floor —

Sensitivity live

Price	-10% $-375	-5% $-493	+0% $-610	+5% $-728	+10% $-845
Rent	-10% $-790	-5% $-700	+0% $-610	+5% $-520	+10% $-431
Rate	-1.0pp $-439	-0.5pp $-524	base $-610	+0.5pp $-698	+1.0pp $-788

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: $84,975
• Closing costs: $10,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9414 Barnstormer Dr Calabash, NC	3.0	2.0	1838	$2,250	$1.22	43d	1	0.53mi
31 Quaker Ridge Dr Calabash, NC	2.0–3.0	2.0	1411	$2,109	$1.49	0d	10	0.58mi
31 Quaker Ridge Dr Calabash, NC	2.0–3.0	2.0	1411	$2,292	$1.62	36d	41	0.58mi
2033 Wild Indigo CIR NW Calabash, NC	3.0	3.0	1457	$1,775	$1.22	164d	1	0.61mi
395 S Crow Creek Dr NW #2319 Calabash, NC	3.0	2.0	1400	$1,450	$1.04	10d	1	0.64mi
74 Callaway Dr NW Calabash, NC	2.0–3.0	2.0	1324	$2,124	$1.60	2d	19	0.66mi
74 Callaway Dr NW Calabash, NC	2.0–3.0	2.0	1324	$1,770	$1.34	24d	23	0.66mi
570 Tullimore Ln NW Carolina Shores, NC	4.0	3.0	2587	$2,800	$1.08	154d	1	0.73mi
260 Woodlands Way #2 Calabash, NC	3.0	2.0	1391	$1,600	$1.15	51d	1	0.73mi
3021 Siskin Dr NW Ocean Isl Bch, NC	2.0–3.0	2.0–2.5	1557	$2,455	$1.58	0d	15	0.74mi
1204 Calabash Station Blvd NW Ocean Isle Beach, NC	3.0	2.0	1811	$2,200	$1.21	164d	1	0.75mi
495 Forthlin Dr NW Carolina Shores, NC	3.0	2.0	1818	$2,400	$1.32	51d	1	0.84mi
1257 Fence Post Ln Carolina Shores, NC	3.0	2.0	1588	$2,200	$1.39	10d	1	1.13mi
2042 Parow Ln NW Calabash, NC	3.0	2.5	1680	$1,800	$1.07	154d	1	1.20mi
2084 Northwest Dr Unit E Carolina Shores, NC	3.0	2.5	1634	$1,795	$1.10	21d	1	1.23mi
614 Silos Way Carolina Shores, NC	3.0	2.0	1750	$2,500	$1.43	164d	1	1.27mi
1207 Fence Post Ln Carolina Shores, NC	3.0	2.0	1920	$2,300	$1.20	29d	1	1.28mi

Property features AI

Finance

• Other: Subdivision: Allston ParkLot dimensions roughly 75 x 125 (irregular)Zoning: R75Directions available: Highway 17 to Shingletree Road to Night Lotus Drive to Mayflower Drive NW
• HOA & community: Homeowners association with annual fee (approximately $680/year)Community cabanaCommunity pool

Exterior

• Parking: Attached concrete garage with 2 parking spaces (2-car garage total)
• Utilities: Public waterSewer availableWater available
• Home design: Single-family residenceOne level / single-storyEntry level: 1New construction
• Construction: Vinyl siding and frame constructionShingle roofSlab foundationBuilt as new construction
• Exterior features: Covered porchCovered patioInterior, level lotPaved road accessHas a viewPool in the community

Interior

• Kitchen: Electric rangeMicrowaveDisposal
• Bedrooms: Bedrooms located on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pumpElectric heatingForced air heatingCentral air conditioning
• Interior features: Master suite on the main floorWalk-in closet(s)Vaulted and high ceilingsCeiling fan(s)PantryUnfurnished
• Laundry & utility: Dedicated laundry roomElectric water heater

HOA detail $57/mo · $684/yr

• Likely covers: pool

Listing history 50 events

1. 2026-11-08
   days on market $339,900 Active 171 DOM
2. 2026-11-07
   days on market $339,900 Active 170 DOM
3. 2026-11-06
   days on market $339,900 Active 169 DOM
4. 2026-11-05
   days on market $339,900 Active 168 DOM
5. 2026-11-04
   days on market $339,900 Active 167 DOM
6. 2026-11-02
   days on market $339,900 Active 165 DOM
7. 2026-11-01
   days on market $339,900 Active 164 DOM
8. 2026-10-31
   days on market $339,900 Active 163 DOM
9. 2026-10-30
   days on market $339,900 Active 162 DOM
10. 2026-10-29
    days on market $339,900 Active 161 DOM
11. 2026-10-28
    days on market $339,900 Active 160 DOM
12. 2026-10-27
    days on market $339,900 Active 159 DOM
13. 2026-10-26
    days on market $339,900 Active 158 DOM
14. 2026-10-26
    days on market $339,900 Active 157 DOM
15. 2026-10-24
    days on market $339,900 Active 156 DOM
16. 2026-10-23
    days on market $339,900 Active 155 DOM
17. 2026-10-22
    days on market $339,900 Active 154 DOM
18. 2026-10-21
    days on market $339,900 Active 153 DOM
19. 2026-10-20
    days on market $339,900 Active 152 DOM
20. 2026-10-19
    days on market $339,900 Active 151 DOM
21. 2026-10-18
    days on market $339,900 Active 150 DOM
22. 2026-10-17
    days on market $339,900 Active 149 DOM
23. 2026-10-16
    days on market $339,900 Active 148 DOM
24. 2026-10-15
    days on market $339,900 Active 147 DOM
25. 2026-10-14
    days on market $339,900 Active 146 DOM
26. 2026-10-13
    pricedays on market $339,900 Active 145 DOM
27. 2026-10-12
    days on market $349,900 Active 144 DOM
28. 2026-10-11
    days on market $349,900 Active 143 DOM
29. 2026-10-10
    days on market $349,900 Active 142 DOM
30. 2026-10-09
    days on market $349,900 Active 141 DOM
31. 2026-10-08
    days on market $349,900 Active 140 DOM
32. 2026-10-07
    days on market $349,900 Active 139 DOM
33. 2026-10-06
    days on market $349,900 Active 138 DOM
34. 2026-10-05
    days on market $349,900 Active 137 DOM
35. 2026-10-04
    days on market $349,900 Active 136 DOM
36. 2026-10-03
    days on market $349,900 Active 135 DOM
37. 2026-10-02
    days on market $349,900 Active 134 DOM
38. 2026-10-01
    days on market $349,900 Active 133 DOM
39. 2026-09-30
    days on market $349,900 Active 132 DOM
40. 2026-09-29
    days on market $349,900 Active 131 DOM
41. 2026-09-28
    days on market $349,900 Active 130 DOM
42. 2026-09-27
    days on market $349,900 Active 129 DOM
43. 2026-09-26
    days on market $349,900 Active 127 DOM
44. 2026-09-24
    days on market $349,900 Active 126 DOM
45. 2026-09-23
    days on market $349,900 Active 125 DOM
46. 2026-09-22
    days on market $349,900 Active 124 DOM
47. 2026-09-21
    days on market $349,900 Active 123 DOM
48. 2026-09-20
    days on market $349,900 Active 122 DOM
49. 2026-09-19
    days on market $349,900 Active 121 DOM
50. 2026-09-18
    days on market $349,900 Active 120 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: $27,277
• − Mortgage interest: −$19,040
• − Property taxes: −$5,098
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − HOA: −$684
• − Depreciation: −$9,888
• Taxable loss: −$13,497
• Est. tax savings @ 24.0%: +$3,239
• After-tax cash flow: $-4,084/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 · 15 photos

Excellent 95/100 None rehab

This home is in excellent condition with no major repairs needed. It offers a great value with its move-in-ready condition and desirable location.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior trim — Freshens up the home's appearance ↑
• Both Upgrading outdoor lighting — Improves safety and curb appeal ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Jessie Mae Monroe Elementary F NC #633/1,410 Nat'l #17,861/41,679 Middle Shallotte Middle D NC #160/475 Nat'l #4,622/14,009 High West Brunswick High C- NC #281/535 Nat'l #4,893/17,239

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

C Composite livability gradescore 61/100

Livability — Calabash

• Score: 61/100
• State rank: #487
• US rank: #17866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 152,111 people
• 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: 14% of renters

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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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Languages at home: 98% English-only · Spanish 1%

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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: ▼ -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

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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: Subdivision: Allston ParkLot dimensions roughly 75 x 125 (irregular)Zoning: R75Directions available: Highway 17 to Shingletree Road to Night Lotus Drive to Mayflower Drive NW
• HOA & community: Homeowners association with annual fee (approximately $680/year)Community cabanaCommunity pool

Exterior

• Parking: Attached concrete garage with 2 parking spaces (2-car garage total)
• Utilities: Public waterSewer availableWater available
• Home design: Single-family residenceOne level / single-storyEntry level: 1New construction
• Construction: Vinyl siding and frame constructionShingle roofSlab foundationBuilt as new construction
• Exterior features: Covered porchCovered patioInterior, level lotPaved road accessHas a viewPool in the community

Interior

• Kitchen: Electric rangeMicrowaveDisposal
• Bedrooms: Bedrooms located on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pumpElectric heatingForced air heatingCentral air conditioning
• Interior features: Master suite on the main floorWalk-in closet(s)Vaulted and high ceilingsCeiling fan(s)PantryUnfurnished
• Laundry & utility: Dedicated laundry roomElectric water heater

Price history

1 event — show timeline

• 2026-05-21 Listed $358,900 Hive MLS