1054 Edgewater Rd · Wyboo, SC 29468

$269,000

12 bd · 12.0 ba · 8,186 sqft · MultiFamily · 8 Days on market

Built 1977 1.57 ac lot ↓ 28% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Awesome Investment opportunity with tons of potential! Minutes away from the lake, fish camps, and boat landings! 1.57 acre property near Lake Marion and Lake Moultrie features 4 buildings. Unit 1 is the main house with 2,036 sq ft 3 bedrooms 2 bathrooms. Unit 2 6 rental units 3792 sq ft 6 bedrooms/ 6 bathrooms. Unit 3 4 rental units 2358 sq ft 4 bedrooms/ 4 bathrooms. Property is being sold AS-IS

Key facts

• Rental units
• 4 buildings
• Near lake marion

Tags

• INVESTMENT OPPORTUNITY
• MINUTES AWAY FROM THE LAKE
• NEAR LAKE MARION
• NEAR LAKE MOULTRIE
• 4 BUILDINGS
• RENTAL UNITS

Property features AI

Finance

• Financial info: 4 total units

Exterior

• Parking: Open parking
• Utilities: Septic tank; Electric service by Berkeley Electric Co-op
• Home design: Residential income property; More than 4 units/structure
• Exterior features: Asphalt roof

Interior

• Bedrooms: 13 bedrooms
• Bathrooms: 12 bathrooms
• Interior features: Electric heating; Window air conditioning units
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/?-bath units multifamily listed at $269k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $579/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $269k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $10k appreciation (3.6% local appreciation)).
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $75k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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.

Recommended offer $269,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.69% ✓
• Cap rate: 14.04%
• Cash-on-cash: 27.66%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.01×
• Total profit: $151,164
• Equity at exit: $129,577

10-year hold

• IRR: 34.3%
• Equity multiple: 5.96×
• Total profit: $373,484
• Equity at exit: $206,673

Cash invested: $75,320 (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 29468

• Home prices YoY: 2.2%
• Active inventory: 19
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $4,551 medium
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$956
• Net cashflow: $1,736

Break-even live

Break-even rent $2,353

Max offer price $269,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,922	-5% $1,829	+0% $1,736	+5% $1,643	+10% $1,550
Rent	-10% $1,377	-5% $1,557	+0% $1,736	+5% $1,916	+10% $2,096
Rate	-1.0pp $1,872	-0.5pp $1,805	base $1,736	+0.5pp $1,667	+1.0pp $1,596

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	—	$4,551
Total (3 units)			$4,551

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $269,000 Active 8 DOM
2. 2026-06-18
   days on market $269,000 Active 5 DOM
3. 2026-06-17
   days on market $269,000 Active 4 DOM
4. 2026-06-16
   days on market $269,000 Active 3 DOM
5. 2026-06-15
   days on market $269,000 Active 2 DOM
6. 2026-06-13
   remarks 400-char remark
7. 2026-06-13
   listed $269,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $54,612
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$4,369
• − Management: −$4,369
• − Depreciation: −$7,825
• Taxable income: $17,600
• Est. tax owed @ 24.0%: −$4,224
• After-tax cash flow: $16,611/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — Wyboo

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,319

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (81%)
• Race & ethnicity: Black 81% White 19%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.56%
• Current HPI: 164.0164
• 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

-28.3% since first listed

11 events — show timeline

• 2026-06-13 Listing Removed — Charleston Trident MLS
• 2026-06-12 Listed $269,000 Charleston Trident MLS
• 2024-12-07 Pending — Charleston Trident MLS
• 2024-09-16 Price Changed $215,000 Charleston Trident MLS
• 2024-06-05 Listed $269,000 Charleston Trident MLS
• 2024-06-05 Listing Removed — Charleston Trident MLS
• 2024-06-05 Listed $269,000 Charleston Trident MLS
• 2024-05-01 Listing Removed — Charleston Trident MLS
• 2023-10-31 Listed $300,000 Charleston Trident MLS
• 2023-09-17 Listing Removed — Charleston Trident MLS
• 2023-03-17 Listed $375,000 Charleston Trident MLS