Ford Plan · Bolivia, NC 28422

$279,990

3 bd · 2.0 ba · 1,383 sqft · SingleFamily · 231 Days on market

Excellent condition

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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).

• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

The Ford plan is a one-story home with three bedrooms and two bathrooms. Walk through the front door and continue into the open great room, kitchen, and eat-in. The kitchen features a spacious corner pantry with an island overlooking the great room. The primary suite features a large walk-in closet with passthrough access to the laundry room. Two secondary bedrooms and a shared bathroom are located at the front of the house. Options for this floor plan include a covered porch, alternate kitchen, vaulted ceiling in the primary suite, and more!

Key facts

• Covered porch
• Open great room
• Large walk-in closet

Tags

• OPEN GREAT ROOM
• SPACIOUS CORNER PANTRY
• ISLAND OVERLOOKING GREAT ROOM
• LARGE WALK-IN CLOSET
• COVERED PORCH

🏗️ New construction. The $279,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,356.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (23.7% below list).
• Recommended offer: $214k (23.7% 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: Bolivia Elementary (math 50% / reading 43%, grade D-, #542 of 1,410 statewide, top 39%, 496 students, 99% FRL); South Brunswick Middle (math 41% / reading 49%, grade D, #160 of 475 statewide, top 35%, 572 students, 100% FRL); South Brunswick High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 1,172 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: 784 active listings in the ZIP; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 37% 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 $9k 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 231 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,719 (23.7% 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 231 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.20%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $296,356
• List price: $279,990
• Delta: -5.52%
• 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
470 Galloping Foal Way SE	0.06mi	3/2.0	1,383 (0%)	1mo	$279,654	$202	96
478 Galloping Foal Way SE	0.04mi	3/2.0	1,383 (0%)	4mo	$279,973	$202	94
482 Galloping Foal Way SE	0.03mi	3/2.0	1,500 (+8%)	1mo	$279,568	$186	84
1123 Tennessee Walker Way SE	0.13mi	3/2.5	1,405 (+2%)	8mo	$274,870	$196	83
280 Majestic Mare Ln SE	0.20mi	3/2.0	1,390 (+0%)	9mo	$304,855	$219	82
1005 Equestrian Ct SE	0.27mi	3/2.5	1,405 (+2%)	9mo	$260,000	$185	76
264 Majestic Mare Ln SE	0.23mi	3/2.0	1,390 (+0%)	16mo	$287,000	$206	75
1107 Tennessee Walker Way SE	0.14mi	3/2.5	1,405 (+2%)	17mo	$274,900	$196	75
462 Galloping Foal Way SE	0.08mi	3/2.0	1,548 (+12%)	3mo	$299,076	$193	74
438 Galloping Foal Way SE	0.12mi	3/2.0	1,548 (+12%)	1mo	$279,303	$180	74
1009 Equestrian Ct SE	0.26mi	3/2.5	1,405 (+2%)	13mo	$267,000	$190	72
268 Majestic Mare Ln SE	0.22mi	3/2.5	1,582 (+14%)	16mo	$298,920	$189	50

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: -25.1%
• Equity multiple: 0.15×
• Total profit: $-70,898
• Equity at exit: $44,188

10-year hold

• IRR: -21.1%
• Equity multiple: -0.10×
• Total profit: $-91,103
• Equity at exit: $25,623

Cash invested: $82,980 (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: 8 active · 7 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $290,998 ($191/sqft)
• Median days on market: 78 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +12.2% above 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: 10.9×

Monthly cashflow live

• Estimated rent: $2,137 medium
• Mortgage (P&I): −$1,554
• Tax est. 1.5%: −$370 /mo · $4,445/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-360

Break-even live

Break-even rent $2,592

Max offer price $244,311

Occupancy floor —

Sensitivity live

Price	-10% $-155	-5% $-257	+0% $-360	+5% $-462	+10% $-564
Rent	-10% $-529	-5% $-444	+0% $-360	+5% $-275	+10% $-191
Rate	-1.0pp $-210	-0.5pp $-284	base $-360	+0.5pp $-436	+1.0pp $-515

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: $74,089
• Closing costs: $8,891
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: List price $279,292

Exterior

• Home design: Single-family plan home
• Exterior features: Located at 491 Galloping Foal Way SE, Bolivia NC 28422

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Ford)

Listing history 50 events

1. 2026-09-24
   days on market $279,990 Active 231 DOM
2. 2026-09-23
   days on market $279,990 Active 230 DOM
3. 2026-09-22
   days on market $279,990 Active 229 DOM
4. 2026-09-21
   days on market $279,990 Active 228 DOM
5. 2026-09-20
   days on market $279,990 Active 227 DOM
6. 2026-09-19
   days on market $279,990 Active 226 DOM
7. 2026-09-18
   days on market $279,990 Active 225 DOM
8. 2026-09-17
   days on market $279,990 Active 224 DOM
9. 2026-09-16
   days on market $279,990 Active 223 DOM
10. 2026-09-14
    days on market $279,990 Active 221 DOM
11. 2026-09-13
    days on market $279,990 Active 220 DOM
12. 2026-09-12
    days on market $279,990 Active 219 DOM
13. 2026-09-11
    days on market $279,990 Active 218 DOM
14. 2026-09-06
    days on market $279,990 Active 212 DOM
15. 2026-09-04
    days on market $279,990 Active 211 DOM
16. 2026-09-03
    days on market $279,990 Active 210 DOM
17. 2026-08-31
    days on market $279,990 Active 207 DOM
18. 2026-08-30
    days on market $279,990 Active 206 DOM
19. 2026-08-29
    days on market $279,990 Active 205 DOM
20. 2026-08-28
    days on market $279,990 Active 204 DOM
21. 2026-08-27
    days on market $279,990 Active 203 DOM
22. 2026-08-25
    days on market $279,990 Active 201 DOM
23. 2026-08-24
    days on market $279,990 Active 200 DOM
24. 2026-08-23
    days on market $279,990 Active 199 DOM
25. 2026-08-22
    days on market $279,990 Active 198 DOM
26. 2026-08-21
    days on market $279,990 Active 197 DOM
27. 2026-08-20
    days on market $279,990 Active 196 DOM
28. 2026-08-19
    days on market $279,990 Active 195 DOM
29. 2026-08-18
    days on market $279,990 Active 194 DOM
30. 2026-08-17
    days on market $279,990 Active 193 DOM
31. 2026-08-16
    days on market $279,990 Active 192 DOM
32. 2026-08-15
    days on market $279,990 Active 191 DOM
33. 2026-08-14
    days on market $279,990 Active 190 DOM
34. 2026-08-13
    days on market $279,990 Active 189 DOM
35. 2026-08-12
    days on market $279,990 Active 188 DOM
36. 2026-08-11
    days on market $279,990 Active 187 DOM
37. 2026-08-10
    price $279,990 Active 186 DOM
38. 2026-08-10
    days on market $279,292 Active 186 DOM
39. 2026-08-09
    days on market $279,292 Active 185 DOM
40. 2026-08-08
    days on market $279,292 Active 184 DOM
41. 2026-08-07
    days on market $279,292 Active 183 DOM
42. 2026-08-06
    days on market $279,292 Active 182 DOM
43. 2026-08-05
    days on market $279,292 Active 181 DOM
44. 2026-08-04
    days on market $279,292 Active 180 DOM
45. 2026-08-03
    days on market $279,292 Active 179 DOM
46. 2026-07-31
    days on market $279,292 Active 176 DOM
47. 2026-07-30
    days on market $279,292 Active 174 DOM
48. 2026-07-27
    days on market $279,292 Active 172 DOM
49. 2026-07-25
    days on market $279,292 Active 170 DOM
50. 2026-07-24
    days on market $279,292 Active 169 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: $25,646
• − Mortgage interest: −$16,601
• − Property taxes: −$4,445
• − Insurance: −$1,482
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$8,621
• Taxable loss: −$9,606
• Est. tax savings @ 24.0%: +$2,305
• After-tax cash flow: $-2,011/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 · 14 photos

Excellent 95/100 None rehab

This home is in excellent condition with a well-maintained exterior and interior. It is move-in ready and would benefit from a fresh coat of paint and some landscaping improvements to further enhance its curb appeal.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can enhance the curb appeal and make the home more attractive to potential buyers. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both the resale and rental value of the property. ↑

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Bolivia Elementary D- NC #542/1,410 Nat'l #15,452/41,679 Middle South Brunswick Middle D NC #160/475 Nat'l #4,622/14,009 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

• Financial info: List price $279,292

Exterior

• Home design: Single-family plan home
• Exterior features: Located at 491 Galloping Foal Way SE, Bolivia NC 28422

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Ford)