88 Lady Ashley Dr · St. Matthews, SC 29135

$149,900

3 bd · 2.0 ba · 1,140 sqft · Other · 20 Days on market

Built 2025 Good condition 1.00 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 +16.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0

Listing remarks

Brand New Home on 1 Acre Private Lot! No HOA! Welcome home to this brand new, energy-efficient home nestled on a spacious 1-acre private lot. Enjoy the peace of country living while still being close to local conveniences. Step inside to find a bright, open floor plan featuring Low-E windows for enhanced energy efficiency and a high SEER HVAC system to keep your utility bills low year-round. Whether you’re looking for your first home, an upgrade, or downsizing to peaceful privacy, this property offers modern living with plenty of room to grow. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Open floor plan
• 1 acre private lot
• Low-e windows

Tags

• 1 ACRE PRIVATE LOT
• ENERGY EFFICIENT
• LOW-E WINDOWS
• HIGH SEER HVAC SYSTEM
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $82 ($986/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 $142k (5.6% below list).
• Recommended offer: $142k (5.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Calhoun 01 (rural): math 22% / reading 37% proficiency, ranked #57 of 80 in SC (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: St. Matthews K-8 School (math 14% / reading 22%, grade F, #508 of 597 statewide, top 86%, 553 students, 100% FRL); Calhoun County High (math 27% / reading 82%, grade C-, #130 of 196 statewide, top 69%, 423 students, 99% FRL) — zoned schools average 100% FRL vs 78% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 39 active listings in the ZIP; 48 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Calhoun County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts 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.
• Current owner paid $130k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,533 (5.6% 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. 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.
3. 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.
4. 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: 0.94% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 3.07×
• Total profit: $86,895
• Equity at exit: $135,042

10-year hold

• IRR: 22.8%
• Equity multiple: 7.00×
• Total profit: $251,818
• Equity at exit: $291,223

Cash invested: $41,972 (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 29135

• Home prices YoY: 17.2%
• Active inventory: 39
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $82

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 89%

Sensitivity live

Price	-10% $186	-5% $134	+0% $82	+5% $30	+10% $-21
Rent	-10% $-30	-5% $26	+0% $82	+5% $138	+10% $194
Rate	-1.0pp $158	-0.5pp $120	base $82	+0.5pp $43	+1.0pp $4

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-05-01
   historical
2. 2026-04-18
   status Pending
3. 2026-04-13
   status Active
4. 2026-04-10
   status Active
5. 2026-04-08
   status Pending
6. 2026-04-08
   status Pending
7. 2026-03-30
   listed $149,900 Active
8. 2026-03-27
   listed $149,900 Active
9. 2026-01-31
   historical
10. 2026-01-29
    historical
11. 2026-01-13
    price $139,900
12. 2026-01-12
    price $139,900
13. 2026-01-06
    price $149,900
14. 2026-01-01
    status Active
15. 2026-01-01
    historical
16. 2025-12-27
    listed $149,900 Active
17. 2025-12-18
    historical
18. 2025-12-08
    status Active
19. 2025-12-08
    status Active
20. 2025-11-30
    historical
21. 2025-11-26
    status Pending
22. 2025-11-22
    historical
23. 2025-11-18
    price $144,900
24. 2025-11-17
    price $144,900
25. 2025-11-10
    listed $149,900 Active
26. 2025-11-01
    historical
27. 2025-10-31
    price $149,900
28. 2025-10-27
    price $149,900
29. 2025-10-25
    listed $159,900 Active
30. 2025-10-25
    historical
31. 2025-09-28
    listed $159,900 Active
32. 2025-09-05
    listed $159,900 Active
33. 2024-11-26
    soldstatus $129,801

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $16,984
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$4,361
• Taxable loss: −$1,489
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $1,344/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 · 6 photos

Good 80/100 Cosmetic rehab

This brand new home on a spacious 1-acre private lot offers modern living with energy-efficient features and a good condition. It is move-in ready and has the potential for further value increases with minor landscaping and smart home upgrades.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers.
• Both Add a small garden or flower bed near the front door — Improves curb appeal and can attract more buyers.
• Both Install a smart thermostat — Reduces energy costs and can be a selling point for buyers.
• Both Add a small outdoor seating area — Can be used for entertaining and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers. ↑
• Both Add a small garden or flower bed near the front door — Improves curb appeal and can attract more buyers. ↑
• Both Install a smart thermostat — Reduces energy costs and can be a selling point for buyers. ↑
• Both Add a small outdoor seating area — Can be used for entertaining and adds value to the property. ↑

ⓘ 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: Calhoun 01
• NCES district ID: 4501250
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $40,577
• Composite: 24.83/100
• National rank: #7594
• State rank: #57 of 80 in SC

Livability — St. Matthews

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

Census & demographics

• Population (ZIP): 7,940

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 14,194 people
• By 2030: 13,723 · -3.3%
• By 2040: 12,516 · -11.8%
• By 2050: 11,220 · -21.0%
• By 2075: 8,607 · -39.4%
• By 2100: 6,477 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 47% Black 45% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.3) · D 42.2% · R 56.5% · Other 1.3%
• 2008→2024 swing: -17.9pp toward R · 2008: 3.6pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+4.8 2016: R+2.9 2012: D+4.3 2008: D+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 35.59%
• Current HPI: 241.9299
• 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

+15.5% since first listed

33 events — show timeline

• 2026-05-01 Listing Removed — Charleston Trident MLS
• 2026-04-18 Pending — Consolidated MLS
• 2026-04-13 Relisted — Charleston Trident MLS
• 2026-04-10 Relisted — Consolidated MLS
• 2026-04-08 Pending — Charleston Trident MLS
• 2026-04-08 Pending — Consolidated MLS
• 2026-03-30 Listed $149,900 Charleston Trident MLS
• 2026-03-27 Listed $149,900 Consolidated MLS
• 2026-01-31 Listing Removed — Charleston Trident MLS
• 2026-01-29 Delisted — Consolidated MLS
• 2026-01-13 Price Changed $139,900 Consolidated MLS
• 2026-01-12 Price Changed $139,900 Charleston Trident MLS
• 2026-01-06 Price Changed $149,900 Charleston Trident MLS
• 2026-01-01 Relisted — Charleston Trident MLS
• 2026-01-01 Listing Removed — Charleston Trident MLS
• 2025-12-27 Listed $149,900 Consolidated MLS
• 2025-12-18 Delisted — Consolidated MLS
• 2025-12-08 Relisted — Charleston Trident MLS
• 2025-12-08 Relisted — Consolidated MLS
• 2025-11-30 Listing Removed — Charleston Trident MLS
• 2025-11-26 Pending — Consolidated MLS
• 2025-11-22 Delisted — Consolidated MLS
• 2025-11-18 Price Changed $144,900 Charleston Trident MLS
• 2025-11-17 Price Changed $144,900 Consolidated MLS
• 2025-11-10 Listed $149,900 Charleston Trident MLS
• 2025-11-01 Listing Removed — Charleston Trident MLS
• 2025-10-31 Price Changed $149,900 Charleston Trident MLS
• 2025-10-27 Price Changed $149,900 Consolidated MLS
• 2025-10-25 Listed $159,900 Consolidated MLS
• 2025-10-25 Delisted — Consolidated MLS
• 2025-09-28 Listed $159,900 Consolidated MLS
• 2025-09-05 Listed $159,900 Charleston Trident MLS
• 2024-11-26 Sold (Public Records) $129,801 Public Records

Property tax history

+16.4%/yr

Latest (2025): $193 · +79.4% YoY. Source: county tax records.