13 Line St · Charleston, SC 29403

$100,000

6 bd · 2.0 ba · 1,482 sqft · MultiFamily public records · 31 Days on market

Built 1910 1,306 sqft lot ↓ 20% 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 +7.5/15.0
• Cash flow +4.6/30.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Public Online Real Estate Auction. List price is arbitrary, starting bid price is actually $1, final sales price to be determined through bidding at public online auction ending April 16th!Rarely does an opportunity like this surface in downtown CharlestonSituated on Line Street in the storied Eastside neighborhood, this property places you at the geographic and cultural center of Charleston. The neighborhood edges up to King Street, Charleston's famed retail shopping district, and the Medical University of South Carolina -- and within a few blocks sits the College of Charleston, founded in 1770, one of the oldest colleges in the nation. Currently configured as a duplex, the property potent

Key facts

• Downtown charleston
• 1,306 sq ft lot
• Built 1910

Tags

• DOWNTOWN CHARLESTON
• EASTSIDE NEIGHBORHOOD
• CONFIGURED AS A DUPLEX
• WALKABLE BIKEABLE STREETS
• VARIETY OF BIKE PATHS

🔨 Auction listing. The $100,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $997,386 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $-3k ($-36k/yr) — negative. Per door: $-1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 3.2% vs local median 2.4% in Charleston — 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 76/100 on livability (#22 in SC, #3,336 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime D+, commute F, cost of living D-.
• Charleston 01 (urban): math 48% / reading 53% proficiency, ranked #7 of 80 in SC (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sanders-Clyde Elementary (math 12% / reading 12%, grade F, #572 of 597 statewide, top 97%, 390 students, 100% FRL); Simmons Pinckney Middle (math 3% / reading 13%, grade F, #226 of 229 statewide, top 99%, 219 students, 100% FRL); Burke High (math 32% / reading 67%, grade D, #151 of 196 statewide, top 79%, 352 students, 100% FRL) — zoned schools average 100% FRL vs 44% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 50% district-wide (-27 pts) — the specific schools serving this property underperform the Charleston 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.6%/yr); 151 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• At $5,508/mo this rent would consume 99% of the median local household income ($67k/yr) (locally 2319% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k of value loss. Plan a longer hold.
• Charleston County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: property tax is 15.0% of price; flood insurance adds $427/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% 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 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
10. Crime grade is D 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?
11. 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?
12. 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.
13. 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.
14. 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: 0.55% ✗
• Cap rate: 3.24%
• Cash-on-cash: -10.92%
• DSCR: 0.51
• GRM: 15.1

CMA / ARV

• ARV (on-the-fly): $997,386
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Humphrey Ct	0.60mi	6/2.0	1,560 (+5%)	14mo	$1,050,015	$673	51

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 · 4.58% rent growth · sell at horizon

5-year hold

• IRR: -38.1%
• Equity multiple: -0.22×
• Total profit: $-341,410
• Equity at exit: $148,713

10-year hold

• IRR: -45.5%
• Equity multiple: -0.80×
• Total profit: $-501,604
• Equity at exit: $86,236

Cash invested: $279,268 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29403

• Rents YoY: 4.6%
• Active inventory: 151
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $5,508 high
• Mortgage (P&I): −$5,230
• Tax est. 1.5%: −$1,247 /mo · $14,961/yr
• Insurance: −$416
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,157
• Net cashflow: $-2,968

Break-even live

Break-even rent $9,265

Max offer price $665,297

Occupancy floor —

Sensitivity live

Price	-10% $-1,315	-5% $-1,598	+0% $-2,968	+5% $-3,313	+10% $-3,657
Rent	-10% $-3,403	-5% $-3,185	+0% $-2,968	+5% $-2,750	+10% $-2,533
Rate	-1.0pp $-2,466	-0.5pp $-2,714	base $-2,968	+0.5pp $-3,226	+1.0pp $-3,489

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$5,508
Total (2 units)			$5,508

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: $249,346
• Closing costs: $29,922
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Fishburne St Apt B Charleston, SC	6.0	1.0	1400	$3,300	$2.36	16d	1	0.49mi

Listing history 14 events

1. 2026-04-20
   status Pending
2. 2026-03-20
   listed $100,000 Active
3. 2026-03-13
   historical
4. 2026-03-07
   listed $1,125,000 Active
5. 2015-02-06
   historical
6. 2015-02-06
   historical
7. 2015-02-06
   historical
8. 2009-04-30
   listed $139,000
9. 2006-02-23
   listed $204,000
10. 2006-02-23
    listed $204,000
11. 2005-09-28
    soldstatus $115,000
12. 2005-09-28
    soldstatus $115,000
13. 2005-09-26
    soldstatus $115,000
14. 2005-08-05
    listed $125,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,904 · $159/mo
• Projected year-2 tax: $1,904 · $159/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,096
• − Mortgage interest: −$55,869
• − Property taxes: −$14,961
• − Insurance: −$10,105
• − Repairs & maintenance: −$5,288
• − Management: −$5,288
• − Depreciation: −$29,015
• Taxable loss: −$54,430
• Est. tax savings @ 24.0%: +$13,063
• After-tax cash flow: $-22,552/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: Charleston 01
• NCES district ID: 4501440
• Math proficiency: 48% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $52,376
• Composite: 43.41/100
• National rank: #3018
• State rank: #7 of 80 in SC

Livability — Charleston

• Score: 76/100
• State rank: #22
• US rank: #3336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, SC
• County: Charleston County · 366,793 people
• City population: 200,573
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 22,533
• Household income: $66,944
• Rent vs Own: 67.1% rent · 32.9% own
• Severe rent burden: 2319.0

Population outlook (Charleston County) Hauer SSP2

• Today (2025): 480,562 people
• By 2030: 525,921 · +9.4%
• By 2040: 612,189 · +27.4%
• By 2050: 691,627 · +43.9%
• By 2075: 847,979 · +76.5%
• By 2100: 926,482 · +92.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 34% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Slovak 2% Italian 2% Romanian 1%
• Foreign-born: 3% · Canada, Dominican Republic, China
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Charleston

• 2024 margin: Lean D (+5.7) · D 51.9% · R 46.3% · Other 1.8%
• 2008→2024 swing: -2.7pp toward R · 2008: 8.3pp · 2024: 5.7pp
• All cycles: 2024: D+5.7 2020: D+12.9 2016: D+7.9 2012: D+2.4 2008: D+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -471.75%
• Current HPI: 585.4871
• Rent YoY: ▲ 4.58%
• Metro: Charleston-North Charleston, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

-20.0% since first listed

14 events — show timeline

• 2026-04-20 Pending — Charleston Trident MLS
• 2026-03-20 Listed $100,000 Charleston Trident MLS
• 2026-03-13 Listing Removed — Charleston Trident MLS
• 2026-03-07 Listed $1,125,000 Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2009-04-30 Listed $139,000 Charleston Trident MLS
• 2006-02-23 Listed $204,000 Charleston Trident MLS
• 2006-02-23 Listed $204,000 Charleston Trident MLS
• 2005-09-28 Sold (Public Records) $115,000 Public Records
• 2005-09-28 Sold (Public Records) $115,000 Public Records
• 2005-09-26 Sold (MLS) $115,000 Charleston Trident MLS
• 2005-08-05 Listed $125,000 Charleston Trident MLS

Property tax history

+4.0%/yr

Latest (2022): $1,904 · +1.2% YoY. Source: county tax records.