408 Rosemary St · Georgetown, SC 29440

$329,999

4 bd · 2.5 ba · 2,176 sqft · SingleFamily public records · 58 Days on market

Built 1960 0.26 ac lot Est $477k · 31% under

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• 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 MLS

408 Rosemary Street offers the perfect blend of Lowcountry charm and coastal convenience. Situated just minutes from historic downtown Georgetown, nearby boat landings, and a short drive to Pawleys Island Beach, this four-bedroom, two-bath home provides both comfort and accessibility. Step inside to find spacious living areas ideal for family gatherings or entertaining. Each bedroom is generously sized, and the two full bathrooms provide modern functionality. With a whole house generator you will never have to worry about being left in the dark. Outside, you’ll appreciate the ample storage options—plenty of room for tools, recreational gear, or boating supplies. Whether you’re seeking a primary residence or a weekend retreat close to the water, 408 Rosemary Street delivers a welcoming setting with easy access to all the beauty and history Georgetown has to offer.

Key facts

• Boat landings
• Pawleys island beach
• 0.26 acre lot

Tags

• HISTORIC DOWNTOWN GEORGETOWN
• BOAT LANDINGS
• PAWLEYS ISLAND BEACH
• WHOLE HOUSE GENERATOR
• AMPLE STORAGE OPTIONS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $320k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $266k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,099 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.32%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $476,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2664 Seaport Cir	0.14mi	4/2.5	2,226 (+2%)	2mo	$535,000	$240	88
2609 Seaport Cir	0.09mi	4/3.0	2,115 (-3%)	11mo	$480,000	$227	80
308 Concorde Dr	0.07mi	4/3.0	1,968 (-10%)	0mo	$325,000	$165	78
2604 South Bay St	0.03mi	3/2.0 (-1)	2,244 (+3%)	11mo	$515,000	$230	77
2813 Harbor Club On Winyah Bay Grassland Ln	0.30mi	4/3.0	2,370 (+9%)	1mo	$515,000	$217	68
2612 Lot 1 Poplar Plan Old Charleston Rd	0.52mi	4/3.0	2,155 (-1%)	10mo	$421,500	$196	64
507 Charlton Blvd	0.42mi	4/3.0	2,099 (-4%)	13mo	$417,500	$199	62
517 Antebellum Ln	0.64mi	4/3.0	2,099 (-4%)	13mo	$420,000	$200	52
523 Charlton Blvd	0.42mi	4/3.0	1,865 (-14%)	4mo	$415,000	$223	52
2731 Lot 106 Custom Plan South Bay St	0.22mi	3/3.0 (-1)	1,890 (-13%)	14mo	$574,990	$304	50
603 Antebellum Ln	0.63mi	3/2.0 (-1)	1,901 (-13%)	1mo	$417,000	$219	42
510 Antebellum Ln	0.62mi	3/2.0 (-1)	1,962 (-10%)	13mo	$415,000	$212	37

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $16,695
• Equity at exit: $49,204

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $104,678
• Equity at exit: $28,532

Cash invested: $92,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$189 /mo · $2,268/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $1,103

Break-even live

Break-even rent $2,604

Max offer price $329,999

Occupancy floor 67%

Sensitivity live

Price	-10% $1,290	-5% $1,196	+0% $1,103	+5% $1,010	+10% $916
Rent	-10% $787	-5% $945	+0% $1,103	+5% $1,261	+10% $1,419
Rate	-1.0pp $1,269	-0.5pp $1,187	base $1,103	+0.5pp $1,017	+1.0pp $930

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: $82,500
• Closing costs: $9,900
• 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	1.43mi

Listing history 20 events

1. 2026-06-14
   pricestatusdays on market $329,999 Pending 58 DOM
2. 2026-06-10
   days on market $344,000 Active 55 DOM
3. 2026-06-09
   days on market $344,000 Active 54 DOM
4. 2026-06-08
   days on market $344,000 Active 53 DOM
5. 2026-06-07
   days on market $344,000 Active 52 DOM
6. 2026-06-03
   days on market $344,000 Active 48 DOM
7. 2026-06-02
   days on market $344,000 Active 47 DOM
8. 2026-06-01
   days on market $344,000 Active 46 DOM
9. 2026-05-31
   days on market $344,000 Active 45 DOM
10. 2026-05-30
    days on market $344,000 Active 44 DOM
11. 2026-04-15
    listed $349,999 Active 893-char remark

    Show marketing remark (893 chars)

    408 Rosemary Street offers the perfect blend of Lowcountry charm and coastal convenience. Situated just minutes from historic downtown Georgetown, nearby boat landings, and a short drive to Pawleys Island Beach, this four-bedroom, two-bath home provides both comfort and accessibility. Step inside to find spacious living areas ideal for family gatherings or entertaining. Each bedroom is generously sized, and the two full bathrooms provide modern functionality. With a whole house generator you will never have to worry about being left in the dark. Outside, you’ll appreciate the ample storage options—plenty of room for tools, recreational gear, or boating supplies. Whether you’re seeking a primary residence or a weekend retreat close to the water, 408 Rosemary Street delivers a welcoming setting with easy access to all the beauty and history Georgetown has to offer.

12. 2026-04-08
    historical
13. 2026-03-13
    price $360,000
14. 2026-02-26
    price $363,500
15. 2026-01-21
    listed $365,000 Active
16. 2023-10-02
    soldstatus $266,000
17. 2023-09-29
    soldstatus $266,000 Closed
18. 2023-09-08
    price $265,000
19. 2023-08-24
    historical Active Under Contract
20. 2023-08-17
    listed $250,000 Active

ⓘ 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: $2,268 · $189/mo
• Projected year-2 tax: $2,268 · $189/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 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: −$18,485
• − Property taxes: −$2,268
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$9,600
• Taxable income: $8,317
• Est. tax owed @ 24.0%: −$1,996
• After-tax cash flow: $11,239/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

+40.0% since first listed

10 events — show timeline

• 2026-04-15 Listed $349,999 CCAR
• 2026-04-08 Listing Removed — CCAR
• 2026-03-13 Price Changed $360,000 CCAR
• 2026-02-26 Price Changed $363,500 CCAR
• 2026-01-21 Listed $365,000 CCAR
• 2023-10-02 Sold (Public Records) $266,000 Public Records
• 2023-09-29 Sold (MLS) $266,000 CCAR
• 2023-09-08 Price Changed $265,000 CCAR
• 2023-08-24 Contingent — CCAR
• 2023-08-17 Listed $250,000 CCAR

Property tax history

+14.2%/yr

Latest (2025): $2,268 · +12.9% YoY. Source: county tax records.