5433 Pennsylvania Ave · North Charleston, SC 29406

$299,900

3 bd · 1.5 ba · 2,062 sqft · SingleFamily public records · 27 Days on market

Built 1989 0.28 ac lot

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Why this score? — see what drove the C- 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on a spacious lot at 5433 Pennsylvania Avenue, this brick home is packed with potential for investors, renovators, or buyers looking to create their dream property. Featuring solid bones, hardwood flooring, a screened front porch, detached two-car garage/workshop, and multiple flexible living spaces, this property offers an ideal canvas for a full remodel or value-add renovation. The detached garage includes substantial storage and workshop space, while the fenced backyard provides room to expand outdoor living, entertaining areas, or landscaping enhancements. Inside, the home offers generous room sizes, functional layout possibilities, and endless opportunities to modernize and cu

Key facts

• Screened front porch
• Workshop space
• Substantial storage

Tags

• SPACIOUS LOT
• SCREENED FRONT PORCH
• DETACHED TWO-CAR GARAGE
• FENCED BACKYARD
• SUBSTANTIAL STORAGE
• WORKSHOP SPACE

Property features AI

Exterior

• Parking: Detached 2-car garage; Off-street parking
• Utilities: Public sewer
• Home design: Single-family detached home; One story
• Construction: Asphalt roof
• Exterior features: Metal enclosed privacy fencing; Level, wooded lot (0 - 0.5 acre)

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 bathrooms (including 1 full and 1 half)
• Heating & cooling: Natural gas heating
• Interior features: Eat-in kitchen; Family room; Formal living room; One fireplace in the family room
• Laundry & utility: Laundry room with washer hookup and gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/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 $274k (8.5% below list).
• Recommended offer: $274k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 4.0% in North 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 66/100 on livability (#122 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, crime F, amenities F.
• 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: Matilda F. Dunston Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 436 students, 100% FRL); North Charleston High (math 27% / reading 57%, grade F, #174 of 196 statewide, top 90%, 768 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 28% at this address vs 50% district-wide (-22 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 (+1.4%/yr); 174 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• At $2,743/mo this rent would consume 66% of the median local household income ($50k/yr) (locally 2054% 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 $2k of loan paydown is wiped out by about $9k 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 27 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $300k implies a 401% gain — meaningful room to come down on a strong offer.

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 $274,260 (8.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $672,212
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5222 E Dolphin St	0.39mi	3/2.5	2,100 (+2%)	1mo	$695,000	$331	74
1411 Sumner Ave	0.15mi	4/3.5 (+1)	1,970 (-4%)	3mo	$515,000	$261	70
5158 Celtic Dr	0.40mi	3/2.5	1,927 (-6%)	0mo	$662,000	$344	66
5304 E Dolphin St	0.47mi	4/2.5 (+1)	2,112 (+2%)	4mo	$595,400	$282	61
5104 W Dolphin St	0.61mi	3/2.5	1,980 (-4%)	1mo	$670,000	$338	60
1109 Berkeley St	0.71mi	3/2.5	2,100 (+2%)	1mo	$449,000	$214	59
5177 E Liberty Park Cir	0.58mi	3/2.5	1,934 (-6%)	3mo	$630,000	$326	56
5155 E Liberty Park Cir	0.50mi	3/2.5	1,851 (-10%)	1mo	$675,000	$365	55
1314 Fretwell St	0.37mi	4/3.0 (+1)	2,200 (+7%)	6mo	$630,000	$286	55
5141 E East Liberty Park Cir	0.45mi	3/2.5	1,826 (-11%)	6mo	$595,000	$326	51
5000 Lancaster St	0.74mi	4/2.0 (+1)	1,855 (-10%)	3mo	$685,000	$369	39
5102 W Dolphin St	0.61mi	4/2.5 (+1)	2,360 (+14%)	9mo	$760,000	$322	31

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 · 1.37% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-27,356
• Equity at exit: $44,716

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-8,764
• Equity at exit: $25,930

Cash invested: $83,972 (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 29406

• Home prices YoY: -6.7%
• Rents YoY: 1.4%
• Active inventory: 174
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,743 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $405

Break-even live

Break-even rent $2,230

Max offer price $299,900

Occupancy floor 80%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 Sumner Ave North Charleston, SC	3.0	2.5	1616	$2,420	$1.50	2d	3	0.24mi
5049 Spaniel Dr North Charleston, SC	3.0	2.5	2210	$4,000	$1.81	14d	1	0.65mi
5682 Sablewood ST Unit Collins Charleston, SC	3.0	2.5	1941	$2,372	$1.22	23d	1	0.74mi
5653 Sablewood St North Charleston, SC	3.0–4.0	2.5–3.5	1770	$2,152	$1.22	2d	1	0.80mi
1149 Sumner Ave North Charleston, SC	3.0	2.5	2307	$2,850	$1.24	21d	1	0.98mi
4555 Mixson Ave North Charleston, SC	4.0	4.5	2252	$3,400	$1.51	23d	1	1.24mi
4515 Summey St North Charleston, SC	3.0	2.5	1805	$2,999	$1.66	23d	1	1.35mi
1219 South Blvd Unit None North Charleston, SC	3.0	2.0	1582	$3,500	$2.21	2d	1	1.41mi
4493 Summey St North Charleston, SC	3.0	2.5	1860	$2,999	$1.61	14d	1	1.41mi
1146 Buist Ave North Charleston, SC	3.0	2.0	2694	$4,500	$1.67	2d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $299,900 Active 27 DOM
2. 2026-06-17
   days on market $299,900 Active 26 DOM
3. 2026-06-16
   days on market $299,900 Active 25 DOM
4. 2026-06-15
   days on market $299,900 Active 24 DOM
5. 2026-06-10
   days on market $299,900 Active 19 DOM
6. 2026-06-09
   days on market $299,900 Active 18 DOM
7. 2026-06-08
   days on market $299,900 Active 17 DOM
8. 2026-06-07
   days on market $299,900 Active 16 DOM
9. 2026-06-05
   pricedays on market $299,900 Active 13 DOM
10. 2026-06-03
    days on market $300,000 Active 12 DOM
11. 2026-06-03
    days on market $300,000 Active 11 DOM
12. 2026-06-01
    days on market $300,000 Active 10 DOM
13. 2026-05-31
    days on market $300,000 Active 9 DOM
14. 2026-05-22
    listed $300,000 Active
15. 1992-09-02
    soldstatus $59,900
16. 1978-10-19
    soldstatus $32,346

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$946/yr (+$79/mo · 123.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $32,911
• − Mortgage interest: −$16,799
• − Property taxes: −$764
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,633
• − Management: −$2,633
• − Depreciation: −$8,724
• Taxable loss: −$141
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $4,898/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 — North Charleston

• Score: 66/100
• State rank: #122
• US rank: #12222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Charleston, SC
• County: Charleston County · 366,793 people
• City population: 108,266
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 32,001
• Household income: $49,815
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2054.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 40% White 32% Hispanic / Latino 19% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 17% Vietnamese 1% Tagalog/Filipino 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: ▼ -27.09%
• Current HPI: 374.9164
• Rent YoY: ▲ 1.37%
• 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

+827.5% since first listed

3 events — show timeline

• 2026-05-22 Listed $300,000 Charleston Trident MLS
• 1992-09-02 Sold (Public Records) $59,900 Public Records
• 1978-10-19 Sold (Public Records) $32,346 Public Records

Property tax history

+2.7%/yr

Latest (2022): $764 · -3.4% YoY. Source: county tax records.