320 Guppy Way · St. Stephen, SC 29479

$209,000

3 bd · 2.0 ba · 2,012 sqft · SingleFamily · 89 Days on market

Built 1984 3.00 ac lot

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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).

• Appreciation +9.2/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

Looking for a private Lowcountry escape with room to grow? This 3-acre Saint Stephen property offers 2,000+ square feet of living potential tucked away in a peaceful, wooded landscape. The 1984 structure is a blank slate, perfect for a visionary buyer ready to execute a full custom remodel. With no repairs being made by the seller, this as-is sale is ideal for investors or DIY enthusiasts. Bring your tools and your imagination to unlock the value of this expansive acreage!

Key facts

• Expansive acreage
• Full custom remodel
• 3 acre property

Tags

• 3 ACRE PROPERTY
• PEACEFUL WOODED LANDSCAPE
• FULL CUSTOM REMODEL
• EXPANSIVE ACREAGE

Property features AI

Finance

• Other: Located on a 2–5 acre lot

Exterior

• Parking: Off-street parking
• Home design: Single family detached residence; One story
• Construction: No additional structures
• Exterior features: Stoop

Interior

• Bedrooms: 3 bedrooms; Primary bedroom on lower level with ceiling fan(s)
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms
• Interior features: Family room; Formal living room; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (25.3% below list).
• Recommended offer: $156k (25.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: St. Stephen Elementary (math 12% / reading 27%, grade F, #499 of 597 statewide, top 84%, 291 students, 100% FRL); St. Stephen Middle (math 2% / reading 22%, grade F, #216 of 229 statewide, top 96%, 209 students, 100% FRL); Timberland High (math 17% / reading 72%, grade F, #166 of 196 statewide, top 87%, 704 students, 100% FRL) — zoned schools average 100% FRL vs 48% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Berkeley 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 52 active listings in the ZIP; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (8.4% local appreciation)).
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,031 (25.3% 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 89 days. Have you received any prior offers? Is the seller open to a 25% 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. 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?
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: 0.75% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.34%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 2.33×
• Total profit: $77,820
• Equity at exit: $164,298

10-year hold

• IRR: 16.7%
• Equity multiple: 5.04×
• Total profit: $236,179
• Equity at exit: $331,536

Cash invested: $58,520 (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 29479

• Home prices YoY: 2.6%
• Active inventory: 52
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-212

Break-even live

Break-even rent $1,828

Max offer price $178,366

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-139	+0% $-212	+5% $-284	+10% $-356
Rent	-10% $-335	-5% $-273	+0% $-212	+5% $-150	+10% $-88
Rate	-1.0pp $-106	-0.5pp $-159	base $-212	+0.5pp $-266	+1.0pp $-321

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $209,000 Active 89 DOM
2. 2026-06-18
   days on market $209,000 Active 86 DOM
3. 2026-06-17
   days on market $209,000 Active 85 DOM
4. 2026-06-16
   days on market $209,000 Active 84 DOM
5. 2026-06-15
   days on market $209,000 Active 83 DOM
6. 2026-06-13
   days on market $209,000 Active 81 DOM
7. 2026-06-13
   days on market $209,000 Active 80 DOM
8. 2026-06-10
   days on market $209,000 Active 78 DOM
9. 2026-06-09
   days on market $209,000 Active 77 DOM
10. 2026-06-08
    days on market $209,000 Active 76 DOM
11. 2026-06-07
    days on market $209,000 Active 75 DOM
12. 2026-06-05
    days on market $209,000 Active 72 DOM
13. 2026-06-03
    days on market $209,000 Active 71 DOM
14. 2026-06-03
    days on market $209,000 Active 70 DOM
15. 2026-06-01
    days on market $209,000 Active 69 DOM
16. 2026-05-31
    days on market $209,000 Active 68 DOM
17. 2026-03-24
    listed $209,000 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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,724
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$6,080
• Taxable loss: −$6,239
• Est. tax savings @ 24.0%: +$1,497
• After-tax cash flow: $-1,043/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — St. Stephen

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

Census & demographics

• Population (ZIP): 6,287

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 45% White 42% Hispanic / Latino 11% Two or more races 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.39%
• Current HPI: 333.0749
• 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

1 event — show timeline

• 2026-03-24 Listed $209,000 Charleston Trident MLS