308 Concorde Dr · Georgetown, SC 29440

$325,000

4 bd · 3.0 ba · 1,968 sqft · SingleFamily public records · 223 Days on market

Built 2024 6,534 sqft lot Est $431k · 25% under $149/mo HOA · 4% of rent

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MAJOR PRICE IMPROVEMENT AND READY FOR YOU TO MOVE RIGHT IN!! DON'T MISS OUT ON THIS TERRIFIC HOME WITH GREAT VIEWS OF WINYAH BAY!! Premium Hot Tub IS NEGOTIABLE. Refrigerator in Kitchen does not convey with home. Enjoy the outdoors with this fantastic like new 4-bedroom, 3-full bath home! Enjoy the nearly 2,000 heated square feet of bright, open living space, perfect for hosting friends or just relaxing with family. Built in 2024 by Beverly Homes—an award winning local builder—this home shines with luxury vinyl plank and tile floors throughout. The kitchen is a chef’s dream, featuring shiny stainless appliances, custom cabinets with nautical hardware, granite counters, a h

Key facts

• Private boat dock
• Rv boat storage area
• Walking trails

Tags

• SCREENED-IN BACK PORCH
• PRIVATE BOAT DOCK
• EXCLUSIVE ACCESS TO WINYAH BAY
• COMMUNITY HAS SIDEWALKS
• WALKING TRAILS
• RV BOAT STORAGE AREA

Property features AI

Finance

• HOA & community: Homeowners association with a $149 monthly fee; HOA covers common areas, internet, legal/accounting, and recreation facilities; Community amenities include clubhouse, dock, boat ramp, boat facilities, and recreation area; Owner-allowed motorcycle and long-term rentals permitted

Exterior

• Parking: Attached two-car garage with garage door opener; Total of 4 parking spaces
• Security: Smoke detectors
• Utilities: Public water; Electricity available; Natural gas available; Cable available; Phone available; Underground utilities
• Home design: Resale property; Slab foundation
• Construction: Vinyl siding; Built by Beverly Homes
• Exterior features: Rear porch; Screened porch; Porch; Patio; Fence; River access; City lot, rectangular

Interior

• Kitchen: Stainless steel appliances; Range; Microwave; Dishwasher; Disposal; Kitchen island; Breakfast bar; Pantry; Solid surface counters
• Bedrooms: Primary bedroom on the first/main level
• Flooring: Carpet; Luxury vinyl / luxury vinyl plank; Tile
• Bathrooms: Three full bathrooms; Separate shower; Dual sinks
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tray ceilings; Vaulted ceiling in dining area; Ceiling fans; Dual sinks; Separate shower; Vanity; Walk-in closets; Main-level primary bedroom; Entrance foyer; Breakfast bar; Kitchen island; Stainless steel appliances; Solid surface counters; Unfurnished
• Laundry & utility: Washer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $908 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.7% in Georgetown — 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 65/100 on livability (#141 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, schools F, crime 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.
• Market conditions: 409 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $90k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $250k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $430,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Concorde Dr	0.00mi	4/3.0	1,968 (0%)	0mo	$325,000	$165	100
2609 Seaport Cir	0.05mi	4/3.0	2,115 (+8%)	11mo	$480,000	$227	76
2664 Seaport Cir	0.08mi	4/2.5	2,226 (+13%)	2mo	$535,000	$240	71
523 Charlton Blvd	0.43mi	4/3.0	1,865 (-5%)	4mo	$415,000	$223	68
417 Grain Field Dr	0.22mi	3/2.0 (-1)	1,817 (-8%)	10mo	$404,000	$222	60
603 Antebellum Ln	0.63mi	3/2.0 (-1)	1,901 (-3%)	1mo	$417,000	$219	56
512 Lot 64 Pinckney Plan Charlton Blvd	0.40mi	3/2.0 (-1)	1,806 (-8%)	8mo	$396,490	$220	52
811 Spruce St	0.52mi	5/2.0 (+1)	1,833 (-7%)	6mo	$375,000	$205	51
2612 Lot 1 Poplar Plan Old Charleston Rd	0.59mi	4/3.0	2,155 (+10%)	10mo	$421,500	$196	48
2408 South Island Rd	0.46mi	3/1.5 (-1)	1,831 (-7%)	11mo	$185,000	$101	47
2206 Beck St	0.69mi	3/2.0 (-1)	1,773 (-10%)	3mo	$290,000	$164	40
608 Lot 26 Sullivan Plan Britt St	0.64mi	3/2.0 (-1)	1,812 (-8%)	10mo	$367,250	$203	39

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $5,208
• Equity at exit: $48,459

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $79,232
• Equity at exit: $28,100

Cash invested: $91,000 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 409
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$264 /mo · $3,163/yr
• Insurance: −$135
• HOA: −$149
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $908

Break-even live

Break-even rent $2,851

Max offer price $325,000

Occupancy floor 72%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Rosebank Rd Georgetown, SC	4.0	3.5	2300	$4,000	$1.74	23d	1	1.38mi

HOA detail

• Monthly dues: $149 · $1,788/yr

Listing history 25 events

1. 2026-06-07
   statusdays on market $325,000 Pending 223 DOM
2. 2026-06-03
   days on market $325,000 Active Under Contract 221 DOM
3. 2026-06-02
   days on market $325,000 Active Under Contract 220 DOM
4. 2026-06-01
   days on market $325,000 Active Under Contract 219 DOM
5. 2026-05-31
   days on market $325,000 Active Under Contract 218 DOM
6. 2026-05-30
   days on market $325,000 Active Under Contract 217 DOM
7. 2026-05-06
   historical Active Under Contract
8. 2026-05-01
   price $325,000
9. 2026-04-27
   price $339,900
10. 2026-04-22
    price $369,900
11. 2026-03-30
    price $395,000
12. 2026-03-06
    status Active
13. 2026-03-06
    price $445,000
14. 2026-01-26
    price $395,000
15. 2025-11-22
    price $425,000
16. 2025-10-30
    price $389,900
17. 2025-10-17
    price $399,900
18. 2025-10-05
    listed $414,882 Active
19. 2025-09-27
    historical
20. 2025-09-25
    price $419,000
21. 2025-09-24
    price $434,500
22. 2025-09-18
    price $435,000
23. 2025-09-08
    price $450,000
24. 2025-07-22
    listed $475,000 Active
25. 2022-08-29
    soldstatus $250,000

ⓘ 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: $3,163 · $264/mo
• Projected year-2 tax: $3,163 · $264/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 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 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: $48,000
• − Mortgage interest: −$18,205
• − Property taxes: −$3,163
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$1,788
• − Depreciation: −$9,455
• Taxable income: $6,084
• Est. tax owed @ 24.0%: −$1,460
• After-tax cash flow: $9,431/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 — Georgetown

• Score: 65/100
• State rank: #141
• US rank: #13446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, SC
• Population (ZIP): 26,419

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: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -111.84%
• Current HPI: 208.6792
• 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

+30.0% since first listed

19 events — show timeline

• 2026-05-06 Contingent — CCAR
• 2026-05-01 Price Changed $325,000 CCAR
• 2026-04-27 Price Changed $339,900 CCAR
• 2026-04-22 Price Changed $369,900 CCAR
• 2026-03-30 Price Changed $395,000 CCAR
• 2026-03-06 Relisted — CCAR
• 2026-03-06 Price Changed $445,000 CCAR
• 2026-01-26 Price Changed $395,000 CCAR
• 2025-11-22 Price Changed $425,000 CCAR
• 2025-10-30 Price Changed $389,900 CCAR
• 2025-10-17 Price Changed $399,900 CCAR
• 2025-10-05 Listed $414,882 CCAR
• 2025-09-27 Listing Removed — CCAR
• 2025-09-25 Price Changed $419,000 CCAR
• 2025-09-24 Price Changed $434,500 CCAR
• 2025-09-18 Price Changed $435,000 CCAR
• 2025-09-08 Price Changed $450,000 CCAR
• 2025-07-22 Listed $475,000 CCAR
• 2022-08-29 Sold (Public Records) $250,000 Public Records

Property tax history

+30.8%/yr

Latest (2025): $3,163 · +148.9% YoY. Source: county tax records.