6322 Brandt St · North Charleston, SC 29406

$150,000

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 15 Days on market

Built 1963 0.42 ac lot

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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 +29.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

Bring this Solid Brick Ranch back to life. .. .

Key facts

• 0.42 acre lot
• Built 1963
• Listed 15 days

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Dominion Energy service
• Home design: Single-family detached residence; One story
• Construction: No other structures reported
• Exterior features: Asphalt roof

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Cooling: Other; Heating: see remarks
• Interior features: See remarks for additional interior details; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.0% in North Charleston — 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 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); 174 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• This rent runs 44% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.72%
• DSCR: 1.70
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $342,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1918 Aichele Dr	0.20mi	3/1.0	1,244 (-6%)	3mo	$283,085	$228	79
1264 Fort Dr	0.23mi	3/2.0	1,332 (+1%)	11mo	$399,900	$300	74
1902 Morgan Ave	0.11mi	3/1.5	1,378 (+5%)	13mo	$305,000	$221	74
1242 Springhill Rd	0.27mi	4/2.0 (+1)	1,300 (-1%)	4mo	$390,000	$300	73
1239 Fort Dr	0.25mi	3/1.5	1,170 (-11%)	1mo	$355,000	$303	67
1213 Eastwood Ave	0.26mi	2/2.0 (-1)	1,248 (-5%)	6mo	$347,000	$278	65
6305 Brandt St	0.14mi	2/1.5 (-1)	1,194 (-9%)	13mo	$289,999	$243	60
1216 Eastwood Ave	0.17mi	3/1.0	1,500 (+14%)	12mo	$360,000	$240	59
1211 Eastwood Ave	0.26mi	3/2.0	1,502 (+14%)	13mo	$390,000	$260	49
2219 Eagle Dr	0.69mi	3/2.0	1,265 (-4%)	11mo	$319,000	$252	48
6018 Ridgecrest Ave	0.70mi	3/2.0	1,421 (+8%)	12mo	$378,000	$266	40
6011 Ridgecrest Ave	0.73mi	3/2.0	1,478 (+12%)	10mo	$362,000	$245	33

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: 4.8%
• Equity multiple: 1.18×
• Total profit: $7,731
• Equity at exit: $22,365

10-year hold

• IRR: 12.9%
• Equity multiple: 1.95×
• Total profit: $39,929
• Equity at exit: $12,969

Cash invested: $42,000 (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 29406

• Home prices YoY: -6.7%
• Rents YoY: 1.4%
• Active inventory: 174
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$787
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $550

Break-even live

Break-even rent $1,122

Max offer price $150,000

Occupancy floor 65%

Sensitivity live

Price	-10% $635	-5% $593	+0% $550	+5% $508	+10% $465
Rent	-10% $406	-5% $478	+0% $550	+5% $622	+10% $694
Rate	-1.0pp $626	-0.5pp $588	base $550	+0.5pp $511	+1.0pp $472

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1945 Hanahan Rd Charleston, SC	1.0–2.0	1.0–2.0	994	$1,936	$1.95	4d	13	0.12mi
6280 Lucille Dr Unit D North Charleston, SC	2.0	1.5	1066	$1,450	$1.36	25d	1	0.27mi
6248 Lucille Dr Unit 15F North Charleston, SC	2.0	1.5	1066	$1,530	$1.44	15d	1	0.29mi
6600 Rivers Ave North Charleston, SC	1.0–3.0	1.0	809	$1,529	$1.89	4d	13	0.35mi
2020 Coldspring Dr Unit F North Charleston, SC	2.0	2.0	921	$1,750	$1.90	25d	1	0.43mi
2020 Coldspring Dr North Charleston, SC	2.0	2.0	921	$1,700	$1.85	25d	1	0.43mi
6211 Rolling Fork Rd Apt E North Charleston, SC	2.0	2.0	988	$1,700	$1.72	25d	1	0.50mi
6880 Rivers Ave North Charleston, SC	1.0–2.0	1.0–2.0	946	$1,904	$2.01	4d	19	0.54mi
6220 Murray Dr Hanahan, SC	1.0–2.0	1.0	792	$1,263	$1.59	25d	4	0.56mi
6028 Miami St Hanahan, SC	4.0	2.0	1200	$2,350	$1.96	25d	1	0.75mi
6935 Rivers Ave Charleston, SC	2.0–3.0	2.0	875	$1,636	$1.87	4d	1	0.78mi
1901 Gumwood Blvd Unit F North Charleston, SC	2.0	1.0	1100	$900	$0.82	22d	1	1.02mi
5902 Park St Hanahan, SC	3.0	1.0	1100	$1,650	$1.50	4d	1	1.18mi
5902 Park St Hanahan, SC	3.0	1.0	1100	$1,650	$1.50	13d	1	1.18mi
5806 Sledge St Unit A Hanahan, SC	2.0	1.5	1200	$1,600	$1.33	4d	1	1.32mi
5806 Sledge St Hanahan, SC	2.0	2.0	1000	$1,600	$1.60	15d	1	1.32mi
5653 Sablewood St North Charleston, SC	3.0–4.0	2.5–3.5	1770	$2,152	$1.22	4d	1	1.35mi
2966 Evening Tide Dr Hanahan, SC	3.0	2.0	1140	$2,725	$2.39	4d	1	1.39mi
1527 Foster Creek Rd Hanahan, SC	3.0	2.0	1140	$2,350	$2.06	13d	1	1.49mi

Listing history 11 events

1. 2026-06-18
   days on market $150,000 Active 15 DOM
2. 2026-06-17
   days on market $150,000 Active 14 DOM
3. 2026-06-16
   days on market $150,000 Active 13 DOM
4. 2026-06-15
   remarks 47-char remark
5. 2026-06-15
   days on market $150,000 Active 12 DOM
6. 2026-06-10
   days on market $150,000 Active 7 DOM
7. 2026-06-09
   days on market $150,000 Active 6 DOM
8. 2026-06-08
   days on market $150,000 Active 5 DOM
9. 2026-06-07
   days on market $150,000 Active 4 DOM
10. 2026-06-05
    remarks 45-char remark
11. 2026-06-05
    listed $150,000 Active 1 DOM

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$407/yr (+$34/mo · 90.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 17 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: $21,821
• − Mortgage interest: −$8,402
• − Property taxes: −$448
• − Insurance: −$750
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$4,364
• Taxable income: $4,366
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $5,554/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

• 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

+36.4% since first listed

6 events — show timeline

• 2026-06-03 Listed $150,000 Charleston Trident MLS
• 2026-01-16 Listing Removed — Charleston Trident MLS
• 2026-01-12 Relisted — Charleston Trident MLS
• 2026-01-12 Listing Removed — Charleston Trident MLS
• 2025-08-19 Price Changed $105,000 Charleston Trident MLS
• 2025-07-14 Listed $110,000 Charleston Trident MLS

Property tax history

+5.8%/yr

Latest (2022): $448 · -2.1% YoY. Source: county tax records.