1929 Kerry St · North Charleston, SC 29406

$115,000

2 bd · 1.0 ba · 702 sqft · SingleFamily public records · 76 Days on market

Built 1954 4,791 sqft lot Est $164k · 30% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Revitalization happening all around this spot! This a great investment property to demo and rebuild new or a great fix and flip or even a renovation project for a new homeowner. Great location close to the airport, shopping, restaurants, the freeways and schools. There is a beautiful live oak tree in the yard!

Key facts

• Renovate project
• Great location
• Investment property

Tags

• INVESTMENT PROPERTY
• RENOVATE PROJECT
• GREAT LOCATION

Property features AI

Exterior

• Utilities: Public sewer; Dominion Energy for power; North Charleston sewer district service
• Home design: Single-family detached residence; Residential property; One story
• Construction: Asphalt roof; Fee simple ownership
• Exterior features: Level, wooded lot (under 0.5 acre); Community trash service

Interior

• Bedrooms: 2 bedrooms (master bedroom on the lower level)
• Bathrooms: 1 bathroom
• Interior features: One-level layout

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% 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: North Charleston Creative Arts Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 397 students, 100% FRL); Morningside Middle (math 4% / reading 12%, grade F, #226 of 229 statewide, top 99%, 567 students, 100% FRL); North Charleston High (math 27% / reading 57%, grade F, #174 of 196 statewide, top 90%, 768 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 25% at this address vs 50% district-wide (-26 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $115k implies a 2200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.34% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.33%
• DSCR: 1.82
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $163,566
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 Bolton Street St	0.50mi	2/1.0	600 (-14%)	17mo	$140,000	$233	38

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: 8.2%
• Equity multiple: 1.32×
• Total profit: $10,185
• Equity at exit: $17,147

10-year hold

• IRR: 16.1%
• Equity multiple: 2.22×
• Total profit: $39,244
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$603
• Tax from tax record: −$76 /mo · $918/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $492

Break-even live

Break-even rent $921

Max offer price $115,000

Occupancy floor 63%

Sensitivity live

Price	-10% $557	-5% $524	+0% $492	+5% $459	+10% $427
Rent	-10% $370	-5% $431	+0% $492	+5% $553	+10% $614
Rate	-1.0pp $550	-0.5pp $521	base $492	+0.5pp $462	+1.0pp $432

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Fuller St Unit A North Charleston, SC	1.0	1.0	450	$1,170	$2.60	25d	1	0.29mi
2169 Eleanor Dr Apt B North Charleston, SC	1.0	1.0	466	$1,200	$2.58	16d	1	0.42mi
2181 Eleanor Dr North Charleston, SC	2.0	1.0	644	$1,640	$2.55	16d	1	0.45mi
2181 Eleanor Dr Unit A North Charleston, SC	2.0	1.0	644	$1,640	$2.55	25d	1	0.45mi
5475 Califf Rd Charleston, SC	2.0	1.0	750	$1,350	$1.80	25d	1	0.55mi
1815 Sumner Ave North Charleston, SC	2.0	1.0	625	$1,500	$2.40	16d	2	0.58mi
5527 Read St Apt 21 North Charleston, SC	2.0	1.0	570	$1,499	$2.63	21d	1	0.69mi
5527 Read St Apt 28 North Charleston, SC	2.0	1.0	570	$1,450	$2.54	21d	1	0.69mi
5555 Mole Ln North Charleston, SC	2.0	1.0	625	$1,620	$2.59	13d	4	0.69mi
5555 Mole Ln Apt B1 North Charleston, SC	2.0	1.0	625	$1,600	$2.56	25d	1	0.69mi
2403 Mall Dr North Charleston, SC	1.0–2.0	1.0–2.0	911	$2,470	$2.71	5d	20	0.69mi
5607 Aldrich Ave North Charleston, SC	2.0	1.0	650	$1,650	$2.54	25d	1	0.94mi
1441 Remount Rd North Charleston, SC	2.0–3.0	1.0–2.0	837	$1,500	$1.79	16d	3	0.97mi
1441 Remount Rd Unit 14 North Charleston, SC	2.0	1.0	625	$1,500	$2.40	25d	1	0.97mi

Listing history 20 events

1. 2026-06-22
   days on market $115,000 Active 76 DOM
2. 2026-06-18
   days on market $115,000 Active 73 DOM
3. 2026-06-17
   days on market $115,000 Active 72 DOM
4. 2026-06-16
   days on market $115,000 Active 71 DOM
5. 2026-06-15
   days on market $115,000 Active 70 DOM
6. 2026-06-10
   days on market $115,000 Active 65 DOM
7. 2026-06-09
   days on market $115,000 Active 64 DOM
8. 2026-06-08
   days on market $115,000 Active 63 DOM
9. 2026-06-07
   days on market $115,000 Active 62 DOM
10. 2026-06-05
    days on market $115,000 Active 59 DOM
11. 2026-06-03
    days on market $115,000 Active 58 DOM
12. 2026-06-01
    days on market $115,000 Active 56 DOM
13. 2026-05-31
    days on market $115,000 Active 55 DOM
14. 2026-05-14
    historical Active Under Contract
15. 2026-05-12
    status Active
16. 2026-04-29
    historical Active Under Contract
17. 2026-04-20
    price $125,000
18. 2026-04-06
    listed $145,000 Active
19. 2001-03-19
    soldstatus $5,000
20. 1983-03-01
    soldstatus $19,702

ⓘ 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: $918 · $76/mo
• Projected year-2 tax: $918 · $76/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $18,522
• − Mortgage interest: −$6,442
• − Property taxes: −$918
• − Insurance: −$575
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$3,345
• Taxable income: $4,278
• Est. tax owed @ 24.0%: −$1,027
• After-tax cash flow: $4,876/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

Price history

+534.5% since first listed

7 events — show timeline

• 2026-05-14 Contingent — Charleston Trident MLS
• 2026-05-12 Relisted — Charleston Trident MLS
• 2026-04-29 Contingent — Charleston Trident MLS
• 2026-04-20 Price Changed $125,000 Charleston Trident MLS
• 2026-04-06 Listed $145,000 Charleston Trident MLS
• 2001-03-19 Sold (Public Records) $5,000 Public Records
• 1983-03-01 Sold (Public Records) $19,702 Public Records

Property tax history

+10.9%/yr

Latest (2022): $918 · +0.7% YoY. Source: county tax records.