302 Lot 159 Corrlla 3 Car Plan Chaff Ct · Georgetown, SC 29440

$431,990

3 bd · 3.0 ba · 2,029 sqft · SingleFamily · 148 Days on market

Built 2026 7,840 sqft lot Est $446k · at est. $150/mo HOA · 4% 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 +13.6/30.0
• ARV discount +9.0/15.0
• 1% rule +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Quick Move In! Featuring the popular Corolla 3 Car Garage Floor Plan on a premium lot, this property stands out as one of our most sought-after designs. The layout offers two bedrooms on the ground floor, including the master suite, along with a bright and airy kitchen, dining area, and family room in an open-concept space. The Corolla Plan provides two full bathrooms and numerous features, such as: • A designer kitchen with stainless steel appliances, Aristokraft™ Shaker cabinets with hardware and trim, and granite countertops equipped with a polished stainless steel sink and pullout faucet • Durable, waterproof LVP flooring throughout the living areas and master suite, co

Key facts

• Designer kitchen
• Granite countertops
• 7,840 sq ft lot

Tags

• COROLLA 3 CAR FLOOR PLAN
• DESIGNER KITCHEN
• STAINLESS STEEL APPLIANCES
• ARISTOKRAFT SHAKER CABINETS
• GRANITE COUNTERTOPS
• WATERPROOF LVP FLOORING

Property features AI

Finance

• HOA & community: Homeowners association with a $150 monthly fee; Association fee covers management, common areas, legal/accounting; Community amenities include boat ramp, clubhouse, recreation area; golf carts and motorcycles allowed; long-term rentals allowed

Exterior

• Parking: Attached 3-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Public water; Sewer available; Electricity available; Natural gas available; Phone available; Underground utilities
• Home design: Under construction; River access; Cul-de-sac lot; City lot; Irregular/rectangular lot; Zoned PDD; Builder model: Sullivan 3 Car
• Construction: Brick veneer and vinyl siding exterior; Slab foundation; Has home warranty
• Exterior features: Rear porch; Front porch; Porch; Patio; Sprinkler/irrigation; Patio (rear/front)

Interior

• Kitchen: Stainless steel appliances; Solid surface counters; Dishwasher; Disposal; Microwave; Range; Pantry
• Bedrooms: Bedroom on main level; Walk-in closet(s)
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas, electric, forced air); Central air conditioning
• Interior features: Attic with permanent and pull-down attic stairs; Insulated doors; Ceiling fans; Dual sinks; Linen closet; Vanity; Split bedroom floorplan; Separate shower; Walk-in closets; Bedroom on main level; Entrance foyer
• Laundry & utility: Washer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $432k.

Deal economics

• At list price, monthly cash flow is $25 ($295/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 $400k (7.4% below list).
• Recommended offer: $380k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 4.7% in Georgetown — 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 65/100 on livability (#141 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, crime F, commute F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maryville Elementary (math 27% / reading 22%, grade F, #452 of 597 statewide, top 78%, 445 students, 100% FRL); Georgetown Middle (math 15% / reading 23%, grade F, #185 of 229 statewide, top 81%, 712 students, 100% FRL); Georgetown High (math 27% / reading 75%, grade D+, #148 of 196 statewide, top 76%, 940 students, 77% FRL) — zoned schools average 92% FRL vs 59% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 412 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($380k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $380,151 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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. 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 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?
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 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: 0.93% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $446,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Concorde Dr	0.09mi	4/3.0 (+1)	1,968 (-3%)	0mo	$325,000	$165	86
2664 Seaport Cir	0.06mi	4/2.5 (+1)	2,226 (+10%)	2mo	$535,000	$240	73
2609 Seaport Cir	0.14mi	4/3.0 (+1)	2,115 (+4%)	11mo	$480,000	$227	72
417 Grain Field Dr	0.14mi	3/2.0	1,817 (-10%)	10mo	$404,000	$222	64
2604 South Bay St	0.13mi	3/2.0	2,244 (+11%)	11mo	$515,000	$230	63
523 Charlton Blvd	0.35mi	4/3.0 (+1)	1,865 (-8%)	4mo	$415,000	$223	62
603 Antebellum Ln	0.54mi	3/2.0	1,901 (-6%)	1mo	$417,000	$219	60
512 Lot 64 Pinckney Plan Charlton Blvd	0.32mi	3/2.0	1,806 (-11%)	8mo	$396,490	$220	56
3026 Millstone Pl	0.70mi	3/3.0	1,887 (-7%)	5mo	$376,000	$199	52
2612 Lot 1 Poplar Plan Old Charleston Rd	0.59mi	4/3.0 (+1)	2,155 (+6%)	10mo	$421,500	$196	49
2408 South Island Rd	0.51mi	3/1.5	1,831 (-10%)	11mo	$185,000	$101	45
608 Lot 26 Sullivan Plan Britt St	0.72mi	3/2.0	1,812 (-11%)	10mo	$367,250	$203	36

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-68,281
• Equity at exit: $64,411

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-56,819
• Equity at exit: $37,351

Cash invested: $120,957 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 412
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,265
• Tax est. 1.5%: −$540 /mo · $6,480/yr
• Insurance: −$180
• HOA: −$150
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $25

Break-even live

Break-even rent $3,969

Max offer price $431,990

Occupancy floor 94%

Sensitivity live

Price	-10% $323	-5% $174	+0% $25	+5% $-125	+10% $-274
Rent	-10% $-291	-5% $-133	+0% $25	+5% $183	+10% $341
Rate	-1.0pp $242	-0.5pp $134	base $25	+0.5pp $-87	+1.0pp $-201

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: $107,998
• Closing costs: $12,960
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Rosebank Rd Georgetown, SC	4.0	3.5	2300	$4,000	$1.74	25d	1	1.30mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: water

Listing history 16 events

1. 2026-06-22
   days on market $431,990 Active 148 DOM
2. 2026-06-18
   days on market $431,990 Active 145 DOM
3. 2026-06-17
   days on market $431,990 Active 144 DOM
4. 2026-06-16
   days on market $431,990 Active 143 DOM
5. 2026-06-15
   days on market $431,990 Active 142 DOM
6. 2026-06-14
   days on market $431,990 Active 140 DOM
7. 2026-06-10
   days on market $431,990 Active 137 DOM
8. 2026-06-09
   days on market $431,990 Active 136 DOM
9. 2026-06-08
   days on market $431,990 Active 135 DOM
10. 2026-06-07
    days on market $431,990 Active 134 DOM
11. 2026-06-03
    days on market $431,990 Active 130 DOM
12. 2026-06-02
    days on market $431,990 Active 129 DOM
13. 2026-06-01
    days on market $431,990 Active 128 DOM
14. 2026-05-31
    days on market $431,990 Active 127 DOM
15. 2026-05-30
    days on market $431,990 Active 126 DOM
16. 2026-01-24
    listed $431,990 Active

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 48% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$24,198
• − Property taxes: −$6,480
• − Insurance: −$2,160
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$1,800
• − Depreciation: −$12,567
• Taxable loss: −$6,885
• Est. tax savings @ 24.0%: +$1,652
• After-tax cash flow: $1,948/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Georgetown

• Score: 65/100
• State rank: #141
• US rank: #13446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, SC
• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-01-24 Listed $431,990 CCAR