16 Killians St · Charleston, SC 29403

$900,000

6 bd · 3.0 ba · 2,412 sqft · MultiFamily public records · 99 Days on market

Built 1930 3,484 sqft lot Est $1766k · 49% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Three 3-bedroom, 1-bath units make up this triplex located in the desirable Westside of downtown Charleston. One unit is currently tenant-occupied, while the remaining two units are vacant and ready for the next owner to renovate and add value. Located in the rapidly growing Westside area, this property presents a strong investment opportunity for an owner-occupant or investor looking to expand their portfolio.

Key facts

• 3,484 sq ft lot
• Built 1930
• Listed 99 days

Property features AI

Finance

• Financial info: 3 total units; Tenant pays all utilities

Exterior

• Parking: Other parking
• Utilities: Public sewer
• Home design: Residential income property; Triplex
• Exterior features: Located in the Westside neighborhood; Subdivision: Westside; MLS area: Peninsula Charleston Outside of Crosstown

Interior

• Bedrooms: 9 bedrooms (total)
• Bathrooms: 3 bathrooms (total)
• Interior features: Central air conditioning; Natural gas heating
• Laundry & utility: Tenants pay all utilities

🏷️ Possibly a rental listed for sale. The $900,000 price doesn't fit this home's estimated sale value (~$1,765,584) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $528/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $900k).
• Recommended offer: $819k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.4% in Charleston — 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 76/100 on livability (#22 in SC, #3,336 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime D+, commute F, cost of living D-.
• Charleston 01 (urban): math 48% / reading 53% proficiency, ranked #7 of 80 in SC (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mitchell Elementary (math 22% / reading 8%, grade F, #549 of 597 statewide, top 92%, 222 students, 100% FRL); Simmons Pinckney Middle (math 3% / reading 13%, grade F, #226 of 229 statewide, top 99%, 219 students, 100% FRL); Burke High (math 32% / reading 67%, grade D, #151 of 196 statewide, top 79%, 352 students, 100% FRL) — zoned schools average 100% FRL vs 44% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-26 pts) — the specific schools serving this property underperform the Charleston 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.6%/yr); 147 active listings in the ZIP; 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• At $9,350/mo this rent would consume 168% of the median local household income ($67k/yr) (locally 2319% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k of value loss. Plan a longer hold.
• Charleston County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($819k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $100k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $819,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. Crime grade is D 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?
10. 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.
11. 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.
12. 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: 1.04% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $1,765,584
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Percy St	0.33mi	6/5.0	2,288 (-5%)	12mo	$1,675,000	$732	58
201 Spring St	0.39mi	6/5.0	2,529 (+5%)	17mo	$895,000	$354	52
40 Spring St Unit A & B	0.53mi	6/6.5	2,710 (+12%)	16mo	$2,425,000	$895	28

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 · 4.58% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-29,894
• Equity at exit: $134,193

10-year hold

• IRR: 8.2%
• Equity multiple: 1.66×
• Total profit: $167,487
• Equity at exit: $77,816

Cash invested: $252,000 (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 29403

• Rents YoY: 4.6%
• Active inventory: 147
• Price-to-rent: 24.1×

Monthly cashflow live

• Estimated rent: $9,350 high
• Mortgage (P&I): −$4,720
• Tax from tax record: −$280 /mo · $3,361/yr
• Insurance: −$375
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,964
• Net cashflow: $1,585

Break-even live

Break-even rent $7,343

Max offer price $900,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$9,351
Total (3 units)			$9,350

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $900,000 Active 99 DOM
2. 2026-06-17
   days on market $900,000 Active 98 DOM
3. 2026-06-16
   days on market $900,000 Active 97 DOM
4. 2026-06-15
   days on market $900,000 Active 96 DOM
5. 2026-06-10
   days on market $900,000 Active 91 DOM
6. 2026-06-09
   days on market $900,000 Active 90 DOM
7. 2026-06-08
   days on market $900,000 Active 89 DOM
8. 2026-06-07
   days on market $900,000 Active 88 DOM
9. 2026-06-05
   days on market $900,000 Active 85 DOM
10. 2026-06-03
    days on market $900,000 Active 84 DOM
11. 2026-06-01
    days on market $900,000 Active 82 DOM
12. 2026-05-31
    days on market $900,000 Active 81 DOM
13. 2026-04-16
    price $900,000
14. 2026-03-11
    listed $1,000,000 Active
15. 2021-11-02
    historical
16. 2021-09-16
    historical
17. 2021-09-16
    status Active
18. 2021-03-25
    listed $719,900 Active
19. 2021-03-25
    historical
20. 2020-11-16
    listed $749,900 Active
21. 2020-09-21
    historical
22. 2019-10-17
    listed $799,000 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: $3,361 · $280/mo
• Projected year-2 tax: $5,130 · $428/mo
• Expected delta: +$1,769/yr (+$147/mo · 52.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $112,200
• − Mortgage interest: −$50,414
• − Property taxes: −$3,361
• − Insurance: −$9,618
• − Repairs & maintenance: −$8,976
• − Management: −$8,976
• − Depreciation: −$26,182
• Taxable income: $4,673
• Est. tax owed @ 24.0%: −$1,122
• After-tax cash flow: $17,901/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: Charleston 01
• NCES district ID: 4501440
• Math proficiency: 48% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $52,376
• Composite: 43.41/100
• National rank: #3018
• State rank: #7 of 80 in SC

Livability — Charleston

• Score: 76/100
• State rank: #22
• US rank: #3336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, SC
• County: Charleston County · 366,793 people
• City population: 200,573
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 22,533
• Household income: $66,944
• Rent vs Own: 67.1% rent · 32.9% own
• Severe rent burden: 2319.0

Population outlook (Charleston County) Hauer SSP2

• Today (2025): 480,562 people
• By 2030: 525,921 · +9.4%
• By 2040: 612,189 · +27.4%
• By 2050: 691,627 · +43.9%
• By 2075: 847,979 · +76.5%
• By 2100: 926,482 · +92.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 34% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Slovak 2% Italian 2% Romanian 1%
• Foreign-born: 3% · Canada, Dominican Republic, China
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Charleston

• 2024 margin: Lean D (+5.7) · D 51.9% · R 46.3% · Other 1.8%
• 2008→2024 swing: -2.7pp toward R · 2008: 8.3pp · 2024: 5.7pp
• All cycles: 2024: D+5.7 2020: D+12.9 2016: D+7.9 2012: D+2.4 2008: D+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -471.75%
• Current HPI: 585.4871
• Rent YoY: ▲ 4.58%
• Metro: Charleston-North Charleston, SC
• 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

+12.6% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $900,000 Charleston Trident MLS
• 2026-03-11 Listed $1,000,000 Charleston Trident MLS
• 2021-11-02 Listing Removed — Charleston Trident MLS
• 2021-09-16 Listing Removed — Charleston Trident MLS
• 2021-09-16 Relisted — Charleston Trident MLS
• 2021-03-25 Listing Removed — Charleston Trident MLS
• 2021-03-25 Listed $719,900 Charleston Trident MLS
• 2020-11-16 Listed $749,900 Charleston Trident MLS
• 2020-09-21 Listing Removed — Charleston Trident MLS
• 2019-10-17 Listed $799,000 Charleston Trident MLS

Property tax history

+3.6%/yr

Latest (2022): $3,361 · +1.2% YoY. Source: county tax records.