86 Lake Trl · Pawleys Island, SC 29585

$950,000

3 bd · 4.0 ba · 3,630 sqft · SingleFamily public records · 79 Days on market

Built 2016 0.49 ac lot Est $1136k · 16% under

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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).

• ARV discount +14.9/15.0
• Cash flow +13.6/30.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Please make sure to view our 3D tour to help appreciate how rare this opportunity is to own a true one of a kind property in Pawleys Island with NO HOA. Located in Hagley Estates this four bedroom home offers two full kitchens to go with a large lot and unmatched garage, storage, working space under the property. Property includes outdoor shower to rinse off after enjoying the near by beach. This home is a must see. Please call now with questions or to schedule a showing.

Key facts

• Wet bar
• Ample pantry space
• Spacious open layout

Tags

• SPACIOUS OPEN LAYOUT
• WELL-EQUIPPED KITCHEN
• STAINLESS STEEL APPLIANCES
• SOLID SURFACE COUNTERTOPS
• AMPLE PANTRY SPACE
• WET BAR

Property features AI

Finance

• Other: Property listed for sale
• HOA & community: Monthly association fee; Owner allowed golf cart; Community allows golf carts; Community allows short-term and long-term rentals

Exterior

• Parking: Attached garage with 4 garage spaces; Additional parking for a total of 6 vehicles; Garage door opener; RV access/parking; Boat parking
• Security: Smoke detectors
• Utilities: Public water; Sewer available; Electricity available; Cable available; Phone available
• Home design: Raised foundation; Resale property; Irregular lot (0.49 acre)
• Construction: Vinyl siding; Wood frame construction
• Exterior features: Fence; Front porch; Rear porch; Screened porch; Patio

Interior

• Kitchen: Kitchen island; Pantry; Stainless steel appliances; Solid surface counters; Cooktop; Dishwasher; Microwave; Refrigerator; Disposal; Water purifier
• Bedrooms: Bedrooms include ceiling fans and walk-in closets
• Flooring: Vinyl flooring
• Bathrooms: 4 full bathrooms; 1 half bathroom; Separate shower(s)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Separate shower; Walk-in closets; Workshop; Kitchen island; Stainless steel appliances; Solid surface counters; Unfurnished
• Laundry & utility: Washer hookup; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $950k.

Deal economics

• At list price, monthly cash flow is $53 ($641/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 $800k (15.8% below list).
• Recommended offer: $800k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.2% in Pawleys Island — 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 70/100 on livability (#60 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A; Watch: amenities F, commute F, cost of living F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waccamaw Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 519 students, 100% FRL); Waccamaw Intermediate (math 53% / reading 56%, grade B-, #24 of 229 statewide, top 11%, 420 students, 43% FRL); Waccamaw High (math 42% / reading 93%, grade B, #72 of 196 statewide, top 36%, 858 students, 35% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 62% at this address vs 32% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Georgetown 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 398 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $28k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($893k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $730k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $799,900 (15.8% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 16% 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. 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?
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: 0.84% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $1,136,190
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1153 Heritage Dr	0.51mi	3/3.0	3,840 (+6%)	7mo	$1,200,000	$313	57
43 Susannah Ln	0.73mi	4/4.0 (+1)	3,526 (-3%)	8mo	$1,650,000	$468	50
133 Deloach Trl	0.43mi	4/3.5 (+1)	3,241 (-11%)	11mo	$915,000	$282	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-150,602
• Equity at exit: $141,648

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-127,017
• Equity at exit: $82,139

Cash invested: $266,000 (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 29585

• Home prices YoY: -29.0%
• Active inventory: 398
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $7,999 medium
• Mortgage (P&I): −$4,982
• Tax from tax record: −$888 /mo · $10,657/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,680
• Net cashflow: $53

Break-even live

Break-even rent $7,931

Max offer price $950,000

Occupancy floor 94%

Sensitivity live

Price	-10% $591	-5% $322	+0% $53	+5% $-215	+10% $-484
Rent	-10% $-578	-5% $-263	+0% $53	+5% $369	+10% $685
Rate	-1.0pp $532	-0.5pp $295	base $53	+0.5pp $-193	+1.0pp $-443

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Morven Ln Pawleys Island, SC	3.0	2.5	3118	$7,999	$2.57	25d	1	0.81mi

Listing history 28 events

1. 2026-06-22
   days on market $950,000 Active 79 DOM
2. 2026-06-18
   days on market $950,000 Active 76 DOM
3. 2026-06-17
   days on market $950,000 Active 75 DOM
4. 2026-06-16
   days on market $950,000 Active 74 DOM
5. 2026-06-15
   days on market $950,000 Active 73 DOM
6. 2026-06-14
   days on market $950,000 Active 71 DOM
7. 2026-06-10
   days on market $950,000 Active 68 DOM
8. 2026-06-09
   days on market $950,000 Active 67 DOM
9. 2026-06-08
   days on market $950,000 Active 66 DOM
10. 2026-06-07
    days on market $950,000 Active 65 DOM
11. 2026-06-03
    days on market $950,000 Active 61 DOM
12. 2026-06-02
    days on market $950,000 Active 60 DOM
13. 2026-06-01
    days on market $950,000 Active 59 DOM
14. 2026-05-31
    days on market $950,000 Active 58 DOM
15. 2026-05-30
    days on market $950,000 Active 57 DOM
16. 2026-04-03
    listed $950,000 Active
17. 2023-05-19
    soldstatus $730,000 Closed 476-char remark

    Show marketing remark (476 chars)

    Please make sure to view our 3D tour to help appreciate how rare this opportunity is to own a true one of a kind property in Pawleys Island with NO HOA. Located in Hagley Estates this four bedroom home offers two full kitchens to go with a large lot and unmatched garage, storage, working space under the property. Property includes outdoor shower to rinse off after enjoying the near by beach. This home is a must see. Please call now with questions or to schedule a showing.

18. 2023-04-07
    historical Active Under Contract 476-char remark

    Show marketing remark (476 chars)

    Please make sure to view our 3D tour to help appreciate how rare this opportunity is to own a true one of a kind property in Pawleys Island with NO HOA. Located in Hagley Estates this four bedroom home offers two full kitchens to go with a large lot and unmatched garage, storage, working space under the property. Property includes outdoor shower to rinse off after enjoying the near by beach. This home is a must see. Please call now with questions or to schedule a showing.

19. 2023-03-13
    price $760,000 476-char remark

    Show marketing remark (476 chars)

    Please make sure to view our 3D tour to help appreciate how rare this opportunity is to own a true one of a kind property in Pawleys Island with NO HOA. Located in Hagley Estates this four bedroom home offers two full kitchens to go with a large lot and unmatched garage, storage, working space under the property. Property includes outdoor shower to rinse off after enjoying the near by beach. This home is a must see. Please call now with questions or to schedule a showing.

20. 2023-03-10
    price $800,000 476-char remark

    Show marketing remark (476 chars)

    Please make sure to view our 3D tour to help appreciate how rare this opportunity is to own a true one of a kind property in Pawleys Island with NO HOA. Located in Hagley Estates this four bedroom home offers two full kitchens to go with a large lot and unmatched garage, storage, working space under the property. Property includes outdoor shower to rinse off after enjoying the near by beach. This home is a must see. Please call now with questions or to schedule a showing.

21. 2023-02-23
    listed $760,000 Active 476-char remark

    Show marketing remark (476 chars)

    Please make sure to view our 3D tour to help appreciate how rare this opportunity is to own a true one of a kind property in Pawleys Island with NO HOA. Located in Hagley Estates this four bedroom home offers two full kitchens to go with a large lot and unmatched garage, storage, working space under the property. Property includes outdoor shower to rinse off after enjoying the near by beach. This home is a must see. Please call now with questions or to schedule a showing.

22. 2022-12-31
    historical
23. 2022-12-13
    price $794,900
24. 2022-09-24
    price $799,900
25. 2022-08-05
    price $859,900
26. 2022-08-02
    price $889,900
27. 2022-07-08
    listed $899,900 Active
28. 1989-10-01
    soldstatus $131,747

ⓘ 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: $10,657 · $888/mo
• Projected year-2 tax: $10,657 · $888/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $95,988
• − Mortgage interest: −$53,215
• − Property taxes: −$10,657
• − Insurance: −$4,750
• − Repairs & maintenance: −$7,679
• − Management: −$7,679
• − Depreciation: −$27,636
• Taxable loss: −$15,628
• Est. tax savings @ 24.0%: +$3,751
• After-tax cash flow: $4,392/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Pawleys Island

• Score: 70/100
• State rank: #60
• US rank: #7489

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,346

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.24%
• Current HPI: 211.3537
• 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

+621.1% since first listed

13 events — show timeline

• 2026-04-03 Listed $950,000 CCAR
• 2023-05-19 Sold (MLS) $730,000 CCAR
• 2023-04-07 Contingent — CCAR
• 2023-03-13 Price Changed $760,000 CCAR
• 2023-03-10 Price Changed $800,000 CCAR
• 2023-02-23 Listed $760,000 CCAR
• 2022-12-31 Listing Removed — CCAR
• 2022-12-13 Price Changed $794,900 CCAR
• 2022-09-24 Price Changed $799,900 CCAR
• 2022-08-05 Price Changed $859,900 CCAR
• 2022-08-02 Price Changed $889,900 CCAR
• 2022-07-08 Listed $899,900 CCAR
• 1989-10-01 Sold (Public Records) $131,747 Public Records

Property tax history

+26.7%/yr

Latest (2025): $10,657 · +4.2% YoY. Source: county tax records.