3 Marsh Island Ln Unit 1/13 Share · Isle of Palms, SC 29451

$111,000

3 bd · 3.0 ba · 1,750 sqft · SingleFamily · 211 Days on market

Built 1980 0.36 ac lot $78/mo HOA · 1% of rent

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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 +15.0/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 3 Marsh Island Lane, a beautifully maintained 1/13th share offering effortless Lowcountry living in the heart of Wild Dunes. This charming 3-bedroom, 3-bath home sits on a serene marshfront setting with peaceful golf course views, delivering stunning scenery from every room. The first-floor primary suite provides convenience and privacy, and all three bedrooms enjoy direct access to their own connected bathrooms, offering comfort and convenience for everyone. The bright, open kitchen features beautiful granite counters, perfect for gatherings after a day on the island. Step onto the screened porch to unwind and soak in unforgettable sunset views over the marsh. You'll enjoy one w

Key facts

• Screened porch
• New trex decking
• Marshfront setting

Tags

• MARSHFRONT SETTING
• GOLF COURSE VIEWS
• FIRST-FLOOR PRIMARY SUITE
• SCREENED PORCH
• SUNSET VIEWS
• NEW TREX DECKING

Property features AI

Finance

• HOA & community: Annual association fee; Association fee: $936 annually; Community clubhouse and fitness center; Club membership available; Golf membership available; Park, tennis courts, walk/jog trails, trash service

Exterior

• Parking: Attached 1-car garage
• Security: Gated community; Community security
• Utilities: Public sewer; Dominion Energy service; Isle of Palms water/sewer
• Home design: Residential fractional ownership; Two levels; Located in Wild Dunes subdivision
• Construction: No other structures on property
• Exterior features: Asphalt roof; Marshfront waterfront; Seawall

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom on lower level with ceiling fan and multiple closets
• Flooring: Carpet; Ceramic tile; Wood; Wood flooring in living areas (where applicable)
• Bathrooms: 3 bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Smooth ceilings; High ceilings; Ceiling fans; Great room; Living/dining combo
• Laundry & utility: Washer and dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $111k).
• Recommended offer: $98k (12.0% below list) — sets the bar for market timing.
• Cap rate 53.0% vs local median 0.8% in Isle of Palms — 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 61/100 on livability (#217 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-; Watch: housing C-, amenities F, commute 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: Sullivan'S Island Elementary (math 88% / reading 81%, grade A+, #2 of 597 statewide, top 0%, 475 students, 9% FRL); Moultrie Middle (math 68% / reading 74%, grade A, #6 of 229 statewide, top 2%, 1,119 students, 22% FRL); Wando High (math 81% / reading 95%, grade A, #6 of 196 statewide, top 3%, 2,596 students, 19% FRL) — zoned schools average 17% FRL vs 44% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 81% at this address vs 50% district-wide (+31 pts) — the actual schools serving this property are materially stronger than the Charleston 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 121 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($767 loan paydown + $8k appreciation (6.8% local appreciation)).
• Charleston County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.89% ✓
• Cap rate: 52.96%
• Cash-on-cash: 166.65%
• DSCR: 8.42
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $1,317,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 W Beachwood	0.25mi	3/3.0	1,872 (+7%)	9mo	$2,100,000	$1,122	69
40 Pelican Reach	0.41mi	3/2.5	1,703 (-3%)	7mo	$1,438,000	$844	69
40 Grand Pavilion Blvd	0.36mi	4/4.0 (+1)	1,720 (-2%)	3mo	$1,735,000	$1,009	69
5802 Palmetto Dr Unit B-301/303	0.36mi	3/3.0	1,722 (-2%)	15mo	$160,000	$93	68
5847 Back Bay Dr	0.09mi	3/2.5	1,957 (+12%)	8mo	$1,425,000	$728	67
55 Fairway Dunes Ln Unit Week 2	0.46mi	3/3.0	1,644 (-6%)	12mo	$100,000	$61	58
55 Fairway Dunes Ln Unit Week 1	0.46mi	3/3.0	1,644 (-6%)	12mo	$100,000	$61	58
32 Twin Oaks Ln	0.36mi	3/2.0	1,548 (-12%)	11mo	$1,165,000	$753	51
7 Lake Village Ln	0.49mi	3/2.0	1,560 (-11%)	5mo	$1,165,000	$747	51
71 Fairway Dunes Ln	0.54mi	3/3.5	1,585 (-9%)	9mo	$1,350,000	$852	50
4 Lake Village Ln	0.49mi	3/2.0	1,651 (-6%)	17mo	$1,200,000	$727	49
14 Sandcrab Ct	0.58mi	3/2.0	1,536 (-12%)	18mo	$1,550,000	$1,009	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.13×
• Total profit: $283,689
• Equity at exit: $75,764

10-year hold

• IRR: —
• Equity multiple: 21.65×
• Total profit: $641,826
• Equity at exit: $142,882

Cash invested: $31,080 (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 29451

• Home prices YoY: 2.0%
• Active inventory: 121
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $6,533 medium
• Mortgage (P&I): −$582
• Tax est. 1.5%: −$139 /mo · $1,665/yr
• Insurance: −$46
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$78
• Vacancy / Maint / Mgmt: −$1,372
• Net cashflow: $3,856

Break-even live

Break-even rent $1,653

Max offer price $111,000

Occupancy floor 36%

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Yacht Harbor Ct Isle of Palms, SC	4.0	3.0	2238	$8,500	$3.80	14d	1	1.10mi

HOA detail

• Monthly dues: $78 · $936/yr

Listing history 14 events

1. 2026-06-18
   days on market $111,000 Active 211 DOM
2. 2026-06-17
   days on market $111,000 Active 210 DOM
3. 2026-06-16
   days on market $111,000 Active 209 DOM
4. 2026-06-15
   days on market $111,000 Active 208 DOM
5. 2026-06-10
   days on market $111,000 Active 203 DOM
6. 2026-06-09
   days on market $111,000 Active 202 DOM
7. 2026-06-08
   days on market $111,000 Active 201 DOM
8. 2026-06-07
   days on market $111,000 Active 200 DOM
9. 2026-06-05
   days on market $111,000 Active 197 DOM
10. 2026-06-03
    days on market $111,000 Active 196 DOM
11. 2026-06-02
    price $111,000 Active 194 DOM
12. 2026-06-01
    days on market $115,000 Active 194 DOM
13. 2026-05-31
    days on market $115,000 Active 193 DOM
14. 2025-11-15
    listed $115,000 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $78,402
• − Mortgage interest: −$6,218
• − Property taxes: −$1,665
• − Insurance: −$6,080
• − Repairs & maintenance: −$6,272
• − Management: −$6,272
• − HOA: −$936
• − Depreciation: −$3,229
• Taxable income: $47,729
• Est. tax owed @ 24.0%: −$11,455
• After-tax cash flow: $34,816/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 — Isle of Palms

• Score: 61/100
• State rank: #217
• US rank: #18296

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Isle of Palms, SC
• County: Charleston County · 366,793 people
• City population: 4,362
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 4,362
• Household income: $156,979
• Rent vs Own: 6.5% rent · 93.5% own
• Severe rent burden: 20.0

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: Predominantly White (97%)
• Race & ethnicity: White 97% Asian 2%
• Common ancestry: Lithuanian 5% Slovak 4% Scotch-Irish 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 3% Other Asian/Pacific 3% Spanish 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: ▲ 6.84%
• Current HPI: 348.8655
• Rent YoY: —
• 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

1 event — show timeline

• 2025-11-15 Listed $115,000 Charleston Trident MLS