1904 Clifton St · North Charleston, SC 29406

$150,000

3 bd · 2.0 ba · 720 sqft · Manufactured · 94 Days on market

Built 1970 4,791 sqft lot ↓ 17% since listing

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to small mobile home located in the Ferndale neighborhood of North Charleston. This home presents a solid opportunity for investors, or rehabbers looking to customize a space in a community with convenient access to local amenities and Charleston's vibrant Park Circle community

Key facts

• Convenient access
• Local amenities
• 4,791 sq ft lot

Tags

• FERNDALE NEIGHBORHOOD
• CONVENIENT ACCESS
• LOCAL AMENITIES
• PARK CIRCLE COMMUNITY

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Manufactured / Mobile Home; Single wide; One story
• Construction: Vinyl skirting
• Exterior features: Chain link fencing; Lot size under 0.5 acre

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: One level interior

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.0% in North 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 66/100 on livability (#122 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, crime F, amenities F.
• 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: North Charleston Creative Arts Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 397 students, 100% FRL); Morningside Middle (math 4% / reading 12%, grade F, #226 of 229 statewide, top 99%, 567 students, 100% FRL); North Charleston High (math 27% / reading 57%, grade F, #174 of 196 statewide, top 90%, 768 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 25% 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 (+1.4%/yr); 174 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• This rent runs 43% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 94 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.19% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.37% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,645
• Equity at exit: $22,365

10-year hold

• IRR: 5.5%
• Equity multiple: 1.38×
• Total profit: $15,800
• Equity at exit: $12,969

Cash invested: $42,000 (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 29406

• Home prices YoY: -6.7%
• Rents YoY: 1.4%
• Active inventory: 174
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $369

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 74%

Sensitivity live

Price	-10% $473	-5% $421	+0% $369	+5% $317	+10% $265
Rent	-10% $229	-5% $299	+0% $369	+5% $439	+10% $510
Rate	-1.0pp $445	-0.5pp $407	base $369	+0.5pp $330	+1.0pp $291

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2403 Mall Dr North Charleston, SC	1.0–2.0	1.0–2.0	911	$2,470	$2.71	3d	20	0.52mi
2181 Eleanor Dr North Charleston, SC	2.0	1.0	644	$1,640	$2.55	15d	1	0.80mi
2181 Eleanor Dr Unit A North Charleston, SC	2.0	1.0	644	$1,640	$2.55	24d	1	0.80mi
5475 Califf Rd Charleston, SC	2.0	1.0	750	$1,350	$1.80	24d	1	0.98mi
1815 Sumner Ave North Charleston, SC	2.0	1.0	625	$1,500	$2.40	15d	2	1.03mi
5527 Read St Apt 28 North Charleston, SC	2.0	1.0	570	$1,450	$2.54	20d	1	1.08mi
5527 Read St Apt 21 North Charleston, SC	2.0	1.0	570	$1,499	$2.63	20d	1	1.08mi
5555 Mole Ln North Charleston, SC	2.0	1.0	625	$1,620	$2.59	12d	4	1.10mi
5555 Mole Ln Apt B1 North Charleston, SC	2.0	1.0	625	$1,600	$2.56	24d	1	1.10mi
1202 Bexley St Unit C North Charleston, SC	2.0	1.0	600	$1,650	$2.75	24d	1	1.17mi
5607 Aldrich Ave North Charleston, SC	2.0	1.0	650	$1,650	$2.54	24d	1	1.23mi
4251 S Rhett Ave North Charleston, SC	1.0–3.0	1.0–2.5	1119	$2,995	$2.68	3d	16	1.23mi
1441 Remount Rd Unit 14 North Charleston, SC	2.0	1.0	625	$1,500	$2.40	24d	1	1.29mi
1441 Remount Rd North Charleston, SC	2.0–3.0	1.0–2.0	837	$2,030	$2.42	15d	3	1.29mi
2125 Aberdeen Ave Unit 102 North Charleston, SC	2.0	1.0	625	$1,375	$2.20	3d	1	1.35mi
4003 S Rhett Ave Unit C5 North Charleston, SC	2.0	1.0	640	$1,399	$2.19	20d	1	1.47mi
4003 S Rhett Ave Unit B6 North Charleston, SC	2.0	1.0	640	$1,350	$2.11	24d	1	1.47mi

Listing history 3 events

1. 2026-05-09
   status Pending
2. 2026-05-04
   price $150,000
3. 2026-02-04
   listed $180,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $21,352
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$4,364
• Taxable income: $2,170
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $3,908/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 — North Charleston

• Score: 66/100
• State rank: #122
• US rank: #12222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Charleston, SC
• County: Charleston County · 366,793 people
• City population: 108,266
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 32,001
• Household income: $49,815
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2054.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 40% White 32% Hispanic / Latino 19% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 17% Vietnamese 1% Tagalog/Filipino 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: ▼ -27.09%
• Current HPI: 374.9164
• Rent YoY: ▲ 1.37%
• 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

-16.7% since first listed

3 events — show timeline

• 2026-05-09 Pending — Charleston Trident MLS
• 2026-05-04 Price Changed $150,000 Charleston Trident MLS
• 2026-02-04 Listed $180,000 Charleston Trident MLS