333 Sea Cloud Cir Unit D · Edisto Beach, SC 29438

$41,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 9 Days on market

Built 1982 Good condition $142/mo HOA · 12% of rent

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Located on the 9th fairway of the Plantation Course - Fully furnished, in the gated Ocean Ridge development. Enjoy a 1/13th share partnership in this 3 BR/2 Bath condo which provides four weeks per year (one week per season). The living area and master bedroom have easy access to an open deck with views of the 9th fairway. The master bedroom and bath are separated from the 2 guest bedrooms and hall bath by the well-equipped kitchen. A stacked washer/dryer are located in the hallway. There is a spacious outside storage room for all of your beach and golf equipment. Quarterly dues of $425 covers regime fees, taxes, HOA fees, utilities and insurance. Weekly Wyndham amenity passes can be purcha

Key facts

• Open deck
• Built 1982
• Listed 9 days

Tags

• GATED OCEAN RIDGE DEVELOPMENT
• OPEN DECK
• WELL-EQUIPPED KITCHEN
• SPACIOUS OUTSIDE STORAGE ROOM

Property features AI

Exterior

• Security: Gated community
• Utilities: Public sewer; Dominion Energy service
• Home design: Residential fractional ownership; Subdivision: Ocean Ridge
• Exterior features: Architectural roof; Located on a golf course; Gated community; Storage structure on property

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Heat pump
• Interior features: Ceiling fan in the primary bedroom; Primary bedroom has outside access
• Laundry & utility: Stacked washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $41k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $41k).

Location & tenants

• Location reads 61/100 on livability (#209 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-; Watch: amenities F, commute F, cost of living F.
• Colleton 01 (rural): math 13% / reading 28% proficiency, ranked #69 of 80 in SC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northside Elementary (math 14% / reading 22%, grade F, #508 of 597 statewide, top 86%, 452 students, 100% FRL); Colleton County Middle (math 8% / reading 18%, grade F, #210 of 229 statewide, top 93%, 1,121 students, 100% FRL); Colleton County High (math 28% / reading 80%, grade C-, #137 of 196 statewide, top 70%, 1,497 students, 100% FRL) — zoned schools average 100% FRL vs 69% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 132 active listings in the ZIP; 50 units permitted in Colleton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $283 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Colleton County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.93% ✓
• Cap rate: 21.62%
• Cash-on-cash: 54.74%
• DSCR: 3.44
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-87
• Equity at exit: $6,113

10-year hold

• IRR: 10.2%
• Equity multiple: 1.82×
• Total profit: $9,388
• Equity at exit: $3,545

Cash invested: $11,480 (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 29438

• Active inventory: 132
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$215
• Tax est. 1.5%: −$51 /mo · $615/yr
• Insurance: −$17
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$142
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $97

Break-even live

Break-even rent $1,078

Max offer price $41,000

Occupancy floor 87%

Sensitivity live

Price	-10% $126	-5% $111	+0% $97	+5% $83	+10% $69
Rent	-10% $2	-5% $50	+0% $97	+5% $145	+10% $192
Rate	-1.0pp $118	-0.5pp $108	base $97	+0.5pp $87	+1.0pp $76

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: $10,250
• Closing costs: $1,230
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $142 · $1,704/yr
• Likely covers: security

Listing history 8 events

1. 2026-06-21
   days on market $41,000 Active 9 DOM
2. 2026-06-18
   days on market $41,000 Active 7 DOM
3. 2026-06-17
   days on market $41,000 Active 6 DOM
4. 2026-06-16
   days on market $41,000 Active 5 DOM
5. 2026-06-15
   days on market $41,000 Active 4 DOM
6. 2026-06-13
   days on market $41,000 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $41,000 Active 1 DOM

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,416
• − Mortgage interest: −$2,297
• − Property taxes: −$615
• − Insurance: −$5,324
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − HOA: −$1,704
• − Depreciation: −$1,193
• Taxable income: $978
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $932/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 · 7 photos

Good 75/100 Cosmetic rehab

This single-family home in Edisto Beach, SC, is in good condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate kitchen countertops — dated and worn
• Minor bathroom fixtures — standard and functional

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Resale replace kitchen cabinets and countertops — modernizes the kitchen and increases functionality
• Resale update bathroom fixtures — enhances the bathroom's appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
kitchen countertops · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · standard and functional	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace kitchen cabinets and countertops — modernizes the kitchen and increases functionality ↑
• Resale update bathroom fixtures — enhances the bathroom's appearance and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Colleton 01
• NCES district ID: 4501830
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $33,128
• Composite: 16.66/100
• National rank: #9171
• State rank: #69 of 80 in SC

Livability — Edisto Beach

• Score: 61/100
• State rank: #209
• US rank: #17718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edisto Beach, SC
• Population (ZIP): 2,659

Population outlook (Colleton County) Hauer SSP2

• Today (2025): 34,932 people
• By 2030: 33,078 · -5.3%
• By 2040: 29,017 · -16.9%
• By 2050: 25,029 · -28.3%
• By 2075: 16,894 · -51.6%
• By 2100: 10,518 · -69.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 16% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 5% Serbian 5% Lithuanian 4%
• Foreign-born: 3% · Canada, Jamaica, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Colleton

• 2024 margin: R (+18.2) · D 40.4% · R 58.5% · Other 1.1%
• 2008→2024 swing: -18.7pp toward R · 2008: 0.5pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+9.5 2016: R+8.5 2012: D+0.2 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -224.98%
• Current HPI: 399.4106
• 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

• 2026-06-11 Listed $41,000 Charleston Trident MLS