4834 Willow Brook Ln · North Charleston, SC 29485

$279,000

3 bd · 2.0 ba · 1,670 sqft · Townhouse public records · 72 Days on market

Built 2005 2,613 sqft lot Est $276k · at est.

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +6.9/15.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will not believe this perfect home! This lovely Dillon townhome has been upgraded with gorgeous wood laminate flooring in the huge greatroom, dining room. Very nice high end new carpet throughout other rooms. Gutters have been installed on front, back and garage, An extra drive has been added for parking by the 1 car garage, which by the way, has floor to ceiling pegboard and is having a new epoxied floor in the garage completed. They have even installed a nice awning over the back French doors and added a nice locking white vinyl fence. All appliances convey, the refrig conveys in as is condition. Works great except for the ice and water in the door. The HVAC unit is 2 years new. This gorgeous home has a two story great room, master suite on the first floor, a very spacious dining room and breakfast bar for bar stools! The 2nd floor has another nice loft that can be a office, TV or computer room. Two other spacious bedrooms and one bath up. The original owners have loved this home and it SHOWS! This is a must see. It is located in the Dorchester II Schools, is located in a golf club community with amenities galore.

Key facts

• Garage
• Built 2005
• Listed 72 days

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer; Dominion Energy service; Dorchester County Water and Sewer service
• Home design: Single family attached (townhouse); Two levels
• Construction: Townhouse construction
• Exterior features: Stoop; Vinyl fencing

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom on lower level with walk-in closet
• Flooring: Carpet; Laminate
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Eat-in kitchen; Family room; Loft; Utility room
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $279k.

Deal economics

• At list price, monthly cash flow is $43 ($518/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 $223k (20.2% below list).
• Recommended offer: $223k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Dorchester 02 (suburban): math 40% / reading 55% proficiency, ranked #12 of 80 in SC (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Joseph R. Pye Elementary (math 49% / reading 55%, grade C-, #145 of 597 statewide, top 26%, 823 students, 55% FRL); River Oaks Middle (math 14% / reading 32%, grade F, #171 of 229 statewide, top 76%, 849 students, 84% FRL); Fort Dorchester High (math 58% / reading 88%, grade B+, #44 of 196 statewide, top 23%, 2,312 students, 62% FRL) — zoned schools average 67% FRL vs 36% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 688 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Dorchester County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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.
• Current owner paid $119k; list at $279k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $222,714 (20.2% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $275,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4833 Shady Tree Ln	0.05mi	3/2.5	1,680 (+1%)	0mo	$272,500	$162	94
4820 Willow Brook Ln	0.04mi	3/2.5	1,667 (-0%)	8mo	$320,000	$192	89
4812 Willow Brook Ln	0.06mi	3/2.5	1,752 (+5%)	1mo	$305,000	$174	86
9008 Maple Grove Dr	0.12mi	3/2.5	1,583 (-5%)	1mo	$265,000	$167	83
9122 Maple Grove Dr	0.11mi	4/2.5 (+1)	1,752 (+5%)	2mo	$260,000	$148	78
9028 Maple Grove Dr	0.11mi	3/3.5	1,703 (+2%)	10mo	$260,000	$153	77
4818 Willow Brook Ln	0.04mi	4/2.5 (+1)	1,767 (+6%)	10mo	$285,000	$161	73
9430 Sweep Dr	0.21mi	3/2.5	1,464 (-12%)	3mo	$272,000	$186	65
9646 Scarborough Ct	0.67mi	3/2.5	1,663 (-0%)	7mo	$265,000	$159	60
9632 Scarborough Ct	0.63mi	3/2.5	1,640 (-2%)	9mo	$270,000	$165	58
4952 Farm Lake Rd	0.74mi	3/2.5	1,536 (-8%)	1mo	$230,000	$150	49
8750 Pasture Ct	0.72mi	3/2.5	1,536 (-8%)	3mo	$290,000	$189	48

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-40,455
• Equity at exit: $41,600

10-year hold

• IRR: -4.4%
• Equity multiple: 0.70×
• Total profit: $-23,285
• Equity at exit: $24,123

Cash invested: $78,120 (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 29485

• Rents YoY: 3.9%
• Active inventory: 688
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$137 /mo · $1,643/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $43

Break-even live

Break-even rent $2,173

Max offer price $279,000

Occupancy floor 93%

Sensitivity live

Price	-10% $201	-5% $122	+0% $43	+5% $-36	+10% $-115
Rent	-10% $-133	-5% $-45	+0% $43	+5% $131	+10% $219
Rate	-1.0pp $184	-0.5pp $114	base $43	+0.5pp $-29	+1.0pp $-103

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9162 Maple Grove Dr Unit 1 Summerville, SC	4.0	2.5	1708	$2,325	$1.36	25d	1	0.16mi
9162 Maple Grove Dr Summerville, SC	4.0	3.0	1708	$2,325	$1.36	21d	1	0.16mi
4821 Oak Leaf Rd Summerville, SC	4.0	2.0	1752	$2,199	$1.26	16d	1	0.25mi
4834 Habersham Ln Summerville, SC	3.0	2.0	1319	$1,900	$1.44	25d	1	0.44mi
4841 Habersham Ln Summerville, SC	3.0	2.0	1319	$1,965	$1.49	16d	1	0.47mi
8968 Cat Tail Pond Rd Summerville, SC	3.0	2.5	1677	$2,450	$1.46	16d	1	0.54mi
8988 Cat Tail Pond Rd Summerville, SC	3.0	2.5	1790	$2,300	$1.28	25d	1	0.58mi
4830 Wescott Blvd Summerville, SC	2.0	2.0	1052	$1,695	$1.61	12d	1	0.60mi
4976 Wescott Blvd Summerville, SC	1.0–3.0	1.0–2.0	1055	$1,990	$1.89	4d	19	0.72mi
4946 Ballantine Dr Summerville, SC	3.0	2.5	1476	$2,100	$1.42	25d	1	0.91mi
8850 Dorchester Rd North Charleston, SC	1.0–3.0	1.0–2.0	1287	$2,143	$1.67	12d	15	0.97mi
9691 Patriot Blvd Ladson, SC	3.0	1.0–2.5	1033	$2,552	$2.47	4d	26	0.98mi
8800 Dorchester Rd #603 North Charleston, SC	3.0	2.0	1644	$2,700	$1.64	13d	1	1.02mi
8010 Triggerfish Way North Charleston, SC	3.0	2.5	1805	$2,250	$1.25	13d	1	1.03mi
8800 Dorchester Rd North Charleston, SC	3.0	2.0–2.5	1735	$2,474	$1.43	25d	2	1.04mi
9580 Old Glory Ln Summerville, SC	2.0–3.0	1.0–2.0	1280	$1,800	$1.41	4d	9	1.13mi
8670 Grassy Oak Trl North Charleston, SC	3.0	2.5	1522	$1,925	$1.26	25d	1	1.17mi
9774 Seed St Ladson, SC	4.0	2.5	2200	$2,500	$1.14	21d	1	1.22mi
8712 Grassy Oak Trl North Charleston, SC	3.0	2.5	1600	$2,250	$1.41	16d	1	1.29mi
8708 Evangeline Dr North Charleston, SC	1.0–2.0	1.0–2.0	899	$1,911	$2.12	4d	10	1.31mi
9570 Eagle Pass Dr Summerville, SC	2.0–3.0	2.5	1502	$2,153	$1.43	12d	9	1.32mi
5064 Ballantine Dr Summerville, SC	3.0	3.5	2037	$2,300	$1.13	16d	1	1.37mi
9648 Brandishing Rd Ladson, SC	3.0	2.0	1343	$2,350	$1.75	16d	1	1.37mi
8486 William Moultrie Dr North Charleston, SC	3.0	2.0	1454	$2,300	$1.58	4d	1	1.39mi
186 Dorchester Manor Blvd Unit B Charleston, SC	2.0	2.0	1055	$1,800	$1.71	16d	1	1.43mi
5086 Timicuan Way Summerville, SC	4.0	2.0	1918	$2,595	$1.35	25d	1	1.50mi

Listing history 25 events

1. 2026-06-22
   days on market $279,000 Active 72 DOM
2. 2026-06-18
   days on market $279,000 Active 69 DOM
3. 2026-06-17
   days on market $279,000 Active 68 DOM
4. 2026-06-16
   days on market $279,000 Active 67 DOM
5. 2026-06-15
   days on market $279,000 Active 66 DOM
6. 2026-06-13
   days on market $279,000 Active 64 DOM
7. 2026-06-13
   days on market $279,000 Active 63 DOM
8. 2026-06-10
   days on market $279,000 Active 61 DOM
9. 2026-06-09
   days on market $279,000 Active 60 DOM
10. 2026-06-08
    days on market $279,000 Active 59 DOM
11. 2026-06-07
    pricedays on market $279,000 Active 58 DOM
12. 2026-06-03
    days on market $285,000 Active 54 DOM
13. 2026-06-01
    days on market $285,000 Active 52 DOM
14. 2026-05-31
    days on market $285,000 Active 51 DOM
15. 2026-04-10
    listed $285,000 Active
16. 2024-12-16
    historical $2,000
17. 2024-10-29
    price $2,000
18. 2024-10-17
    listed $2,100
19. 2024-10-17
    historical $2,100
20. 2024-10-16
    listed $2,100
21. 2014-04-21
    soldstatus $119,000
22. 2014-04-14
    soldstatus $119,000 1140-char remark

    Show marketing remark (1140 chars)

    You will not believe this perfect home! This lovely Dillon townhome has been upgraded with gorgeous wood laminate flooring in the huge greatroom, dining room. Very nice high end new carpet throughout other rooms. Gutters have been installed on front, back and garage, An extra drive has been added for parking by the 1 car garage, which by the way, has floor to ceiling pegboard and is having a new epoxied floor in the garage completed. They have even installed a nice awning over the back French doors and added a nice locking white vinyl fence. All appliances convey, the refrig conveys in as is condition. Works great except for the ice and water in the door. The HVAC unit is 2 years new. This gorgeous home has a two story great room, master suite on the first floor, a very spacious dining room and breakfast bar for bar stools! The 2nd floor has another nice loft that can be a office, TV or computer room. Two other spacious bedrooms and one bath up. The original owners have loved this home and it SHOWS! This is a must see. It is located in the Dorchester II Schools, is located in a golf club community with amenities galore.

23. 2014-02-22
    listed $119,000 1140-char remark

    Show marketing remark (1140 chars)

    You will not believe this perfect home! This lovely Dillon townhome has been upgraded with gorgeous wood laminate flooring in the huge greatroom, dining room. Very nice high end new carpet throughout other rooms. Gutters have been installed on front, back and garage, An extra drive has been added for parking by the 1 car garage, which by the way, has floor to ceiling pegboard and is having a new epoxied floor in the garage completed. They have even installed a nice awning over the back French doors and added a nice locking white vinyl fence. All appliances convey, the refrig conveys in as is condition. Works great except for the ice and water in the door. The HVAC unit is 2 years new. This gorgeous home has a two story great room, master suite on the first floor, a very spacious dining room and breakfast bar for bar stools! The 2nd floor has another nice loft that can be a office, TV or computer room. Two other spacious bedrooms and one bath up. The original owners have loved this home and it SHOWS! This is a must see. It is located in the Dorchester II Schools, is located in a golf club community with amenities galore.

24. 2005-03-15
    soldstatus $148,270 377-char remark

    Show marketing remark (377 chars)

    THE DILLON TOWNHOME IS A TWO STORY HOME IN D.R. HORTONS NEWEST TOWNHOME COMMUNITY. EXTRA STORAGE AREA OFF OF PATIO FOR TOOLS. CLOSING COST INCENTIVES IF USING DHI MORTGAGE OF $4000. GREAT AMENITY AREA INCLUDES POOL, CLUBHOUSE, WORK OUT AREA, COMMUNITY GARDEN, WALKING TRAILS AND PLAYGROUND. REGIME FEES CURRENTLY $66 A MONTH. CAN BE SEEN M 1-6, T-F 11-6, SAT 10-5, AND SUN 1-6.

25. 2005-02-13
    listed $148,270 377-char remark

    Show marketing remark (377 chars)

    THE DILLON TOWNHOME IS A TWO STORY HOME IN D.R. HORTONS NEWEST TOWNHOME COMMUNITY. EXTRA STORAGE AREA OFF OF PATIO FOR TOOLS. CLOSING COST INCENTIVES IF USING DHI MORTGAGE OF $4000. GREAT AMENITY AREA INCLUDES POOL, CLUBHOUSE, WORK OUT AREA, COMMUNITY GARDEN, WALKING TRAILS AND PLAYGROUND. REGIME FEES CURRENTLY $66 A MONTH. CAN BE SEEN M 1-6, T-F 11-6, SAT 10-5, AND SUN 1-6.

ⓘ 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: $1,643 · $137/mo
• Projected year-2 tax: $1,643 · $137/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,726
• − Mortgage interest: −$15,628
• − Property taxes: −$1,643
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$8,116
• Taxable loss: −$4,333
• Est. tax savings @ 24.0%: +$1,040
• After-tax cash flow: $1,558/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: Dorchester 02
• NCES district ID: 4502010
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $57,937
• Composite: 41.41/100
• National rank: #3475
• State rank: #12 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: Dorchester County · 182,866 people
• City population: 108,266
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 58,507
• Household income: $82,987
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1302.0

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 186,982 people
• By 2030: 203,967 · +9.1%
• By 2040: 237,160 · +26.8%
• By 2050: 267,479 · +43.1%
• By 2075: 333,025 · +78.1%
• By 2100: 366,560 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 7% Two or more races 7% Asian 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Chinese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.8% · R 56.4% · Other 1.9%
• 2008→2024 swing: +0.9pp no change · 2008: -15.5pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+10.5 2016: R+17.5 2012: R+16.0 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -305.43%
• Current HPI: 210.8607
• Rent YoY: ▲ 3.93%
• 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

+92.2% since first listed

11 events — show timeline

• 2026-04-10 Listed $285,000 Charleston Trident MLS
• 2024-12-16 Rental Removed $2,000 CHARLESTONMLS
• 2024-10-29 Price Changed $2,000 CHARLESTONMLS
• 2024-10-17 Listed for Rent $2,100 CHARLESTONMLS
• 2024-10-17 Rental Removed $2,100 APPFOLIO
• 2024-10-16 Listed for Rent $2,100 APPFOLIO
• 2014-04-21 Sold (Public Records) $119,000 Public Records
• 2014-04-14 Sold (MLS) $119,000 Charleston Trident MLS
• 2014-02-22 Listed $119,000 Charleston Trident MLS
• 2005-03-15 Sold (MLS) $148,270 Charleston Trident MLS
• 2005-02-13 Listed $148,270 Charleston Trident MLS

Property tax history

+6.2%/yr

Latest (2025): $1,643 · -60.8% YoY. Source: county tax records.