Clayton Spruce Plan · Ravenel, SC 29470

$75,900

3 bd · 2.0 ba · 1,475 sqft · Manufactured · 259 Days on market

Fair condition

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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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Beds 2 Bath (upgrade to 4 bedrooms for $1000 more).

Key facts

• Listed 259 days

Property features AI

Finance

• Financial info: List price: $75,900

Exterior

• Utilities: Electric service; Heat pump; Central air
• Home design: New construction plan; Address: Clayton Spruce Plan, Ravenel, SC 29470
• Construction: Living area approximately 1475
• Exterior features: Asphalt roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating and heat pump; Central air conditioning
• Interior features: Plan: Clayton Spruce

🏗️ New construction. The $75,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $295,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $76k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-10 ($-118/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 1.3% in Ravenel — 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 62/100 on livability (#187 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: amenities F, commute F, health & safety 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: E.B. Ellington Elementary (math 12% / reading 8%, grade F, #587 of 597 statewide, top 99%, 353 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 10% at this address vs 50% district-wide (-41 pts) — the specific schools serving this property underperform the Charleston 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 196 active listings in the ZIP; 4,156 units permitted in Charleston County in 2024 (857 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 $9k 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 259 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 5.8% of price.
• Climate carrying-cost: severe wind risk, 98% 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 $66,792 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $295,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5963 Old Jacksonboro Rd	0.51mi	3/2.0	1,400 (-5%)	7mo	$280,000	$200	62
6155 Young St	0.63mi	4/2.0 (+1)	1,344 (-9%)	7mo	$245,000	$182	45

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-48,392
• Equity at exit: $43,985

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-42,791
• Equity at exit: $25,506

Cash invested: $82,600 (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 29470

• Home prices YoY: -22.9%
• Active inventory: 196
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,568 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-10

Break-even live

Break-even rent $2,581

Max offer price $293,573

Occupancy floor 95%

Sensitivity live

Price	-10% $194	-5% $92	+0% $-10	+5% $-112	+10% $-214
Rent	-10% $-213	-5% $-111	+0% $-10	+5% $92	+10% $193
Rate	-1.0pp $139	-0.5pp $65	base $-10	+0.5pp $-86	+1.0pp $-164

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $75,900 Active 259 DOM
2. 2026-06-17
   days on market $75,900 Active 258 DOM
3. 2026-06-16
   days on market $75,900 Active 257 DOM
4. 2026-06-15
   days on market $75,900 Active 256 DOM
5. 2026-06-10
   days on market $75,900 Active 251 DOM
6. 2026-06-09
   days on market $75,900 Active 250 DOM
7. 2026-06-08
   days on market $75,900 Active 249 DOM
8. 2026-06-07
   days on market $75,900 Active 248 DOM
9. 2026-06-05
   days on market $75,900 Active 245 DOM
10. 2026-06-03
    days on market $75,900 Active 244 DOM
11. 2026-06-01
    days on market $75,900 Active 242 DOM
12. 2026-05-31
    remarks 53-char remark
13. 2026-05-31
    listed $75,900 Active 241 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $30,817
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − Depreciation: −$8,582
• Taxable loss: −$5,120
• Est. tax savings @ 24.0%: +$1,229
• After-tax cash flow: $1,110/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.

Condition & rehab AI · 4 photos

Fair 45/100 Cosmetic rehab

The home is in fair condition with cosmetic updates needed, particularly in landscaping and exterior painting, to enhance its resale and rental value.

Repairs flagged

• Minor Landscaping — Some areas of the landscaping appear overgrown and could benefit from trimming and maintenance.

Value-add opportunities

• Both Landscaping and exterior painting — Improving the landscaping and exterior painting would enhance the curb appeal and potentially increase both resale and rental value.
• Both Interior painting — Painting the interior walls and trim would improve the appearance and potentially increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas of the landscaping appear overgrown and could benefit from trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Landscaping and exterior painting — Improving the landscaping and exterior painting would enhance the curb appeal and potentially increase both resale and rental value. ↑
• Both Interior painting — Painting the interior walls and trim would improve the appearance and potentially increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Ravenel

• Score: 62/100
• State rank: #187
• US rank: #16410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ravenel, SC
• Population (ZIP): 5,869

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 0.58)
• Race & ethnicity: White 46% Black 45% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Serbian 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 3% Other Indo-European 2%

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: ▼ -106.06%
• Current HPI: 356.2356
• 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