230 Interval Vii Sea Oats Cir · Litchfield Beach, SC 29585

$175,000

7 bd · 7.5 ba · 4,710 sqft · SingleFamily · 945 Days on market

Built 1999 Est $184k · at est. $817/mo HOA · 23% of rent ↓ 17% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is an Interval Ownership property. Introducing the epitome of luxury coastal living in the prestigious Charlestowne Grant; an exquisite oceanfront interval house boasting 7 bedrooms, 7 and a half bathrooms, and an exclusive 4-week ownership per year. Nestled within the secure confines of the gated community of Litchfield by the Sea, this property is a true gem of the Lowcountry. With this interval ownership, you can enjoy 4 weeks of the year in this extraordinary property. Experience the best of Pawleys Island in every season, creating cherished memories with friends and family. The hassle-free interval ownership system ensures that the property is impeccably maintained year-round. Lit

Key facts

• Parking
• Community pool
• Built 1999

Property features AI

Finance

• Financial info: Property is for sale
• HOA & community: Homeowners association with monthly fee; Association amenities include clubhouse, gated access, security, tennis courts, pool(s), recreation area, maintenance of grounds, trash, sewer, water, cable TV, internet, and pest control; Golf carts allowed (owner); Short-term rentals allowed

Exterior

• Parking: Covered parking
• Security: Gated community; Security service; Smoke detectors
• Utilities: Public water; Sewer available; Electricity available; Cable available; Phone available; Underground utilities; High-speed internet available; Trash collection
• Home design: Planned unit development (PUD); Resale property; Raised foundation
• Construction: Raised foundation
• Exterior features: Balcony; Rear porch; Porch; Storage; Community outdoor pool; Waterfront property; Located outside city limits; In a flood zone

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Pantry; Breakfast bar; Kitchen island; Solid surface counters
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: 7 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Fireplace; Main level primary; Window treatments; Breakfast bar; Kitchen island; Solid surface counters; High-speed internet; Furnished
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 7-bed/7.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 1.8% in Litchfield Beach — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 392 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 945 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $669/mo; HOA is 23% of rent.
• Climate carrying-cost: in FEMA flood zone VE (mandatory federal flood insurance); 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 945 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: 2.03% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.01%
• DSCR: 1.85
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $183,690
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Interval Vii Sea Oats Cir	0.00mi	7/7.5	4,710 (0%)	0mo	$175,000	$37	100
173 "wannabe By The Sea" Norris Dr	0.24mi	6/7.0 (-1)	5,117 (+9%)	5mo	$3,600,000	$704	63
781 Dolphin Watch I Interval 10 Norris Dr	0.18mi	6/6.5 (-1)	4,760 (+1%)	22mo	$185,000	$39	62
781 Dolphin Watch I Interval 11 Norris Dr	0.19mi	6/6.5 (-1)	4,760 (+1%)	22mo	$185,000	$39	62

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-20,553
• Equity at exit: $26,093

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-5,165
• Equity at exit: $15,131

Cash invested: $49,000 (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: 392
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $3,548 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA: −$817
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $107

Break-even live

Break-even rent $3,412

Max offer price $175,000

Occupancy floor 92%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $817 · $9,804/yr
• Likely covers: security

Listing history 11 events

1. 2026-06-07
   statusdays on market $175,000 Pending 945 DOM
2. 2026-06-03
   days on market $175,000 Active Under Contract 943 DOM
3. 2026-06-02
   days on market $175,000 Active Under Contract 942 DOM
4. 2026-06-01
   days on market $175,000 Active Under Contract 941 DOM
5. 2026-05-31
   days on market $175,000 Active Under Contract 940 DOM
6. 2026-05-30
   days on market $175,000 Active Under Contract 939 DOM
7. 2026-04-08
   historical Active Under Contract
8. 2025-09-23
   price $175,000
9. 2025-03-25
   price $185,000
10. 2024-09-04
    price $199,900
11. 2023-11-03
    listed $210,000 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 9/10 Extreme FEMA zone VE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,573
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$8,903
• − Repairs & maintenance: −$3,406
• − Management: −$3,406
• − HOA: −$9,804
• − Depreciation: −$5,091
• Taxable loss: −$464
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $1,400/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 — Litchfield Beach

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Litchfield Beach, SC
• 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

-16.7% since first listed

5 events — show timeline

• 2026-04-08 Contingent — CCAR
• 2025-09-23 Price Changed $175,000 CCAR
• 2025-03-25 Price Changed $185,000 CCAR
• 2024-09-04 Price Changed $199,900 CCAR
• 2023-11-03 Listed $210,000 CCAR