Ashley A Plan · North Charleston, SC 29406

$237,273

3 bd · 2.0 ba · 1,525 sqft · SingleFamily · 226 Days on market

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.6/30.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Ashley A, an inviting three-bedroom floor plan where convenience meets style! Step onto the rocking-chair-ready front porch, perfect for sipping your morning coffee or watching the sunset. Inside, you'll find an open living space that separates the master suite from the other bedrooms. Each bedroom includes a walk-in closet for all your essentials, and just past the kitchen, you'll find a utility room and pantry. This beloved home is the perfect place for making memories that last a lifetime.

Key facts

• Pantry
• Utility room
• Walk-in closet

Tags

• FRONT PORCH
• OPEN LIVING SPACE
• WALK-IN CLOSET
• UTILITY ROOM
• PANTRY

Property features AI

Finance

• Other: Address listed as 7620 Rivers Ave, Charleston SC 29406
• Financial info: List price $237,273

Exterior

• Home design: New construction home (Plan); Located in North Charleston, SC
• Exterior features: Living area approximately 1525

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Plan name: Ashley A

🏗️ New construction. The $237,273 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $318,725.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $237k.

Deal economics

• At list price, monthly cash flow is $-522 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (10.3% below list).
• Recommended offer: $209k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#122 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, crime F, amenities 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: Pinehurst Elementary (math 18% / reading 13%, grade F, #539 of 597 statewide, top 91%, 656 students, 100% FRL); Morningside Middle (math 4% / reading 12%, grade F, #226 of 229 statewide, top 99%, 567 students, 100% FRL); Rb Stall High (math 49% / reading 63%, grade C, #126 of 196 statewide, top 65%, 1,952 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 26% at this address vs 50% district-wide (-24 pts) — the specific schools serving this property underperform the Charleston 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.4%/yr); 173 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• At $2,128/mo this rent would consume 51% of the median local household income ($50k/yr) (locally 2054% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• 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 226 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Recommended offer $208,800 (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 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
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: 0.67% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.01%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $318,725
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1705 Falcon Cove Ln	0.62mi	4/2.0 (+1)	1,520 (-0%)	11mo	$318,000	$209	56
7927 New Ryder Rd	0.73mi	3/2.0	1,579 (+4%)	22mo	$315,500	$200	42

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 · 1.37% rent growth · sell at horizon

5-year hold

• IRR: -30.3%
• Equity multiple: 0.01×
• Total profit: $-88,271
• Equity at exit: $47,523

10-year hold

• IRR: -41.1%
• Equity multiple: -0.49×
• Total profit: $-133,149
• Equity at exit: $27,558

Cash invested: $89,243 (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 29406

• Home prices YoY: -6.7%
• Rents YoY: 1.4%
• Active inventory: 173
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,128 high
• Mortgage (P&I): −$1,671
• Tax est. 1.5%: −$398 /mo · $4,781/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-522

Break-even live

Break-even rent $2,788

Max offer price $243,248

Occupancy floor —

Sensitivity live

Price	-10% $-301	-5% $-411	+0% $-522	+5% $-632	+10% $-742
Rent	-10% $-690	-5% $-606	+0% $-522	+5% $-438	+10% $-354
Rate	-1.0pp $-361	-0.5pp $-441	base $-522	+0.5pp $-604	+1.0pp $-688

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: $79,681
• Closing costs: $9,562
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7940 Shadow Oak Dr Charleston, SC	3.0	2.5	1287	$1,895	$1.47	16d	1	0.54mi
5000 Mabeline Rd Hanahan, SC	2.0–3.0	1.5	1200	$1,799	$1.50	5d	6	0.60mi
7927 Saint Ives Rd Charleston, SC	1.0–3.0	1.0–2.0	969	$1,731	$1.79	4d	26	0.74mi
2245 Greenridge Rd North Charleston, SC	1.0–3.0	1.0–2.0	965	$1,771	$1.84	4d	19	0.83mi
8012 Thelen St North Charleston, SC	2.0	1.5	1133	$1,495	$1.32	16d	1	0.83mi
2155 Morris Baker Blvd North Charleston, SC	1.0–3.0	1.0–2.0	1029	$2,299	$2.23	4d	22	0.88mi
2422 Woodstock Ave North Charleston, SC	2.0	1.5	1114	$1,600	$1.44	16d	1	0.91mi
2430 Woodstock Ave North Charleston, SC	2.0	1.5	1100	$1,350	$1.23	4d	1	0.92mi
21 Sabina Ct Hanahan, SC	3.0	2.0	1400	$2,800	$2.00	16d	1	0.97mi
7983 Long Shadow Ln North Charleston, SC	3.0	2.0	1716	$2,436	$1.42	4d	1	0.97mi
1041 Old Cypress Run Hanahan, SC	4.0	3.5	2170	$2,800	$1.29	25d	1	1.18mi
8210 S Antler Dr Charleston, SC	4.0	3.5	2000	$2,595	$1.30	4d	1	1.21mi
2957 Explorer Dr North Charleston, SC	3.0	3.0	1880	$2,600	$1.38	25d	1	1.30mi
115 McKelvey Pl Goose Creek, SC	4.0	2.5	2077	$2,900	$1.40	5d	1	1.34mi
8471 Yadkin Cir Unit M Charleston, SC	3.0	2.5	1432	$2,550	$1.78	25d	1	1.44mi
5682 Sablewood ST Charleston, SC	4.0	3.5	1941	$2,349	$1.21	25d	1	1.45mi
8483 Yadkin Cir Unit D Charleston, SC	3.0	2.0	1414	$1,800	$1.27	13d	1	1.46mi
8524 Brookforest Dr Charleston, SC	3.0	2.0	1244	$3,249	$2.61	25d	1	1.47mi

Listing history 9 events

1. 2026-06-15
   days on market $237,273 Active 226 DOM
2. 2026-06-10
   days on market $237,273 Active 221 DOM
3. 2026-06-09
   days on market $237,273 Active 220 DOM
4. 2026-06-08
   days on market $237,273 Active 219 DOM
5. 2026-06-07
   days on market $237,273 Active 218 DOM
6. 2026-06-05
   days on market $237,273 Active 215 DOM
7. 2026-06-03
   days on market $237,273 Active 214 DOM
8. 2026-06-01
   days on market $237,273 Active 212 DOM
9. 2026-05-31
   days on market $237,273 Active 211 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,535
• − Mortgage interest: −$17,854
• − Property taxes: −$4,781
• − Insurance: −$1,594
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$9,272
• Taxable loss: −$12,051
• Est. tax savings @ 24.0%: +$2,892
• After-tax cash flow: $-3,367/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 — North Charleston

• Score: 66/100
• State rank: #122
• US rank: #12222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Charleston, SC
• County: Charleston County · 366,793 people
• City population: 108,266
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 32,001
• Household income: $49,815
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2054.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 40% White 32% Hispanic / Latino 19% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 17% Vietnamese 1% Tagalog/Filipino 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: ▼ -27.09%
• Current HPI: 374.9164
• Rent YoY: ▲ 1.37%
• 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