1114 Island Club Dr · Charleston, SC 29492

$410,000

3 bd · 2.5 ba · 1,760 sqft · SingleFamily public records · 86 Days on market

Built 2004 Est $560k · 27% under $104/mo HOA · 4% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +8.8/30.0
• Appreciation +5.5/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.9/10.0

Listing remarks MLS

Welcome to 1114 Island Court Dr. $1,100 credit available toward buyer's closing costs and pre-paids with acceptable offer and use of preferred lender! As you enter this townhome, you will love the open and airy feeling. Welcome guests in the spacious foyer and head into the family room with soaring ceilings. The family room flows into the dining area and then into the kitchen, perfect for entertaining or for family time. The master bedroom is located on the first floor and has an ensuite bath and walk-in closet. Downstairs also includes a half bath and laundry room. Upstairs you will love the spacious loft area perfect for a playroom, office or library. Two bedrooms and a full bath complete the upstairs. Outside enjoy a private patio for grilling or relaxing after a long day. HVAC,garbage disposal and ice maker were all replaced 2 years ago! The Peninsula offers two neighborhood pools and a play area. Close to new schools, 526, pristine beaches and Historic Downtown Charleston!

Key facts

• Open floor plan
• Walk-in closet
• Private bath

Tags

• OPEN FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• WALK-IN CLOSET
• PRIVATE BATH
• DEDICATED LAUNDRY ROOM
• VERSATILE LOFT

Property features AI

Finance

• HOA & community: HOA fee $625 semi-annually; Community pool; Community trash service

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Charleston Water Service; Dominion Energy
• Home design: Single-family attached (townhouse); Two stories; Fee simple ownership
• Construction: Architectural roof; Townhouse structure
• Exterior features: Wood fencing; Storage structure (other structure: storage); Interior, level, wooded lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom on lower level with walk-in closet and ceiling fan
• Flooring: Luxury vinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air; Heat pump
• Interior features: Vaulted/smooth ceilings; Walk-in closets; Ceiling fans; Entrance foyer; Living/dining combo; Loft
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (30.9% below list).
• Recommended offer: $283k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.4% in 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 76/100 on livability (#22 in SC, #3,336 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime D+, commute F, cost of living D-.
• 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: Philip Simmons Elementary (math 57% / reading 62%, grade B-, #90 of 597 statewide, top 15%, 525 students, 21% FRL); Philip Simmons Middle (math 31% / reading 48%, grade F, #82 of 229 statewide, top 37%, 428 students, 35% FRL); Philip Simmons High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 771 students, 21% FRL) — zoned schools average 26% FRL vs 48% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 55% at this address vs 42% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Berkeley 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.2%/yr); 314 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($3k loan paydown + $4k appreciation (1.0% local appreciation)).
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($385k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago 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.
• Current owner paid $218k; list at $410k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $283,261 (30.9% 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 86 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.69% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $559,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Nelliefield Creek Dr	0.33mi	3/2.5	1,740 (-1%)	2mo	$564,500	$324	81
1129 River Bay Ln	0.23mi	4/2.5 (+1)	1,656 (-6%)	2mo	$492,500	$297	73
1207 Shadow Mist Ln	0.45mi	4/2.5 (+1)	1,728 (-2%)	2mo	$490,000	$284	69
1427 Harbor Mist Ct	0.35mi	4/3.0 (+1)	1,703 (-3%)	4mo	$540,000	$317	68
1425 Water Edge Dr	0.38mi	3/2.5	1,592 (-10%)	2mo	$575,000	$361	65
1476 Harbor Mist Ct	0.45mi	4/3.0 (+1)	1,699 (-4%)	2mo	$615,000	$362	65
420 Nelliefield Trl	0.26mi	3/2.5	1,576 (-10%)	7mo	$520,000	$330	64
1372 Palm Cove Dr	0.63mi	4/2.5 (+1)	1,728 (-2%)	1mo	$445,000	$258	62
352 Cypress Walk Way	0.36mi	3/2.5	1,938 (+10%)	6mo	$616,000	$318	61
205 Rice Mill Pl	0.30mi	3/2.5	1,993 (+13%)	4mo	$500,000	$251	60
117 Carriage Hill Pl	0.48mi	3/2.5	1,984 (+13%)	8mo	$610,000	$307	50
417 Kandinsky St	0.75mi	3/2.0	1,650 (-6%)	3mo	$650,015	$394	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.04% appreciation · 1.24% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.84×
• Total profit: $-18,076
• Equity at exit: $140,753

10-year hold

• IRR: 1.1%
• Equity multiple: 1.13×
• Total profit: $14,562
• Equity at exit: $187,658

Cash invested: $114,800 (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 29492

• Home prices YoY: 0.3%
• Rents YoY: 1.2%
• Active inventory: 314
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,833 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$171
• HOA: −$104
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-337

Break-even live

Break-even rent $3,259

Max offer price $350,546

Occupancy floor —

Sensitivity live

Price	-10% $-104	-5% $-221	+0% $-337	+5% $-453	+10% $-569
Rent	-10% $-560	-5% $-448	+0% $-337	+5% $-225	+10% $-113
Rate	-1.0pp $-130	-0.5pp $-232	base $-337	+0.5pp $-443	+1.0pp $-551

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1129 River Bay Ln Charleston, SC	4.0	2.5	1656	$3,500	$2.11	24d	1	0.24mi
124 Indigo Marsh Cir Charleston, SC	3.0	2.5	2146	$3,600	$1.68	22d	1	0.38mi
1003 Washitonia Way Unit C Charleston, SC	2.0	1.5	1322	$2,100	$1.59	4d	1	0.54mi
1373 Palm Cove Dr Charleston, SC	3.0	2.0	1408	$1,405	$1.00	24d	1	0.63mi
201 Sawyer Cir Charleston, SC	2.0	2.0	1306	$2,575	$1.97	24d	1	1.19mi
201 Sawyer Cir Charleston, SC	3.0	2.0	1347	$2,545	$1.89	15d	1	1.19mi
301 Newbrook Dr Charleston, SC	3.0	1.0–2.0	1042	$2,917	$2.80	4d	24	1.38mi

HOA detail

• Monthly dues: $104 · $1,248/yr
• Likely covers: trashpool

Listing history 26 events

1. 2026-06-21
   days on market $410,000 Active 86 DOM
2. 2026-06-18
   days on market $410,000 Active 83 DOM
3. 2026-06-17
   days on market $410,000 Active 82 DOM
4. 2026-06-16
   days on market $410,000 Active 81 DOM
5. 2026-06-15
   days on market $410,000 Active 80 DOM
6. 2026-06-13
   days on market $410,000 Active 78 DOM
7. 2026-06-10
   days on market $410,000 Active 77 DOM
8. 2026-06-09
   days on market $410,000 Active 76 DOM
9. 2026-06-08
   days on market $410,000 Active 75 DOM
10. 2026-06-07
    days on market $410,000 Active 74 DOM
11. 2026-06-05
    days on market $410,000 Active 71 DOM
12. 2026-06-03
    days on market $410,000 Active 70 DOM
13. 2026-06-03
    days on market $410,000 Active 69 DOM
14. 2026-06-01
    days on market $410,000 Active 68 DOM
15. 2026-05-31
    days on market $410,000 Active 67 DOM
16. 2026-04-16
    price $410,000
17. 2026-04-06
    status Active
18. 2026-03-29
    historical Active Under Contract
19. 2026-03-25
    listed $415,000 Active
20. 2018-11-13
    soldstatus $218,000
21. 2018-11-09
    soldstatus $218,000 Closed 993-char remark

    Show marketing remark (993 chars)

    Welcome to 1114 Island Court Dr. $1,100 credit available toward buyer's closing costs and pre-paids with acceptable offer and use of preferred lender! As you enter this townhome, you will love the open and airy feeling. Welcome guests in the spacious foyer and head into the family room with soaring ceilings. The family room flows into the dining area and then into the kitchen, perfect for entertaining or for family time. The master bedroom is located on the first floor and has an ensuite bath and walk-in closet. Downstairs also includes a half bath and laundry room. Upstairs you will love the spacious loft area perfect for a playroom, office or library. Two bedrooms and a full bath complete the upstairs. Outside enjoy a private patio for grilling or relaxing after a long day. HVAC,garbage disposal and ice maker were all replaced 2 years ago! The Peninsula offers two neighborhood pools and a play area. Close to new schools, 526, pristine beaches and Historic Downtown Charleston!

22. 2018-10-10
    historical Active Contingent 993-char remark

    Show marketing remark (993 chars)

    Welcome to 1114 Island Court Dr. $1,100 credit available toward buyer's closing costs and pre-paids with acceptable offer and use of preferred lender! As you enter this townhome, you will love the open and airy feeling. Welcome guests in the spacious foyer and head into the family room with soaring ceilings. The family room flows into the dining area and then into the kitchen, perfect for entertaining or for family time. The master bedroom is located on the first floor and has an ensuite bath and walk-in closet. Downstairs also includes a half bath and laundry room. Upstairs you will love the spacious loft area perfect for a playroom, office or library. Two bedrooms and a full bath complete the upstairs. Outside enjoy a private patio for grilling or relaxing after a long day. HVAC,garbage disposal and ice maker were all replaced 2 years ago! The Peninsula offers two neighborhood pools and a play area. Close to new schools, 526, pristine beaches and Historic Downtown Charleston!

23. 2018-08-31
    listed $220,000 Active 993-char remark

    Show marketing remark (993 chars)

    Welcome to 1114 Island Court Dr. $1,100 credit available toward buyer's closing costs and pre-paids with acceptable offer and use of preferred lender! As you enter this townhome, you will love the open and airy feeling. Welcome guests in the spacious foyer and head into the family room with soaring ceilings. The family room flows into the dining area and then into the kitchen, perfect for entertaining or for family time. The master bedroom is located on the first floor and has an ensuite bath and walk-in closet. Downstairs also includes a half bath and laundry room. Upstairs you will love the spacious loft area perfect for a playroom, office or library. Two bedrooms and a full bath complete the upstairs. Outside enjoy a private patio for grilling or relaxing after a long day. HVAC,garbage disposal and ice maker were all replaced 2 years ago! The Peninsula offers two neighborhood pools and a play area. Close to new schools, 526, pristine beaches and Historic Downtown Charleston!

24. 2018-08-20
    historical
25. 2018-08-08
    price $214,900
26. 2018-07-21
    listed $215,000 Active

ⓘ 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: $1,793 · $149/mo
• Projected year-2 tax: $2,337 · $195/mo
• Expected delta: +$544/yr (+$45/mo · 30.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $33,991
• − Mortgage interest: −$22,966
• − Property taxes: −$1,793
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,719
• − Management: −$2,719
• − HOA: −$1,248
• − Depreciation: −$11,927
• Taxable loss: −$11,432
• Est. tax savings @ 24.0%: +$2,744
• After-tax cash flow: $-1,295/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 — Charleston

• Score: 76/100
• State rank: #22
• US rank: #3336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, SC
• County: Berkeley County · 198,768 people
• City population: 200,573
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 20,436
• Household income: $110,509
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1061.0

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: Predominantly White (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Italian 4% Romanian 4%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 0%

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: ▲ 1.04%
• Current HPI: 385.4349
• Rent YoY: ▲ 1.24%
• 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

+90.7% since first listed

11 events — show timeline

• 2026-04-16 Price Changed $410,000 Charleston Trident MLS
• 2026-04-06 Relisted — Charleston Trident MLS
• 2026-03-29 Contingent — Charleston Trident MLS
• 2026-03-25 Listed $415,000 Charleston Trident MLS
• 2018-11-13 Sold (Public Records) $218,000 Public Records
• 2018-11-09 Sold (MLS) $218,000 Charleston Trident MLS
• 2018-10-10 Contingent — Charleston Trident MLS
• 2018-08-31 Listed $220,000 Charleston Trident MLS
• 2018-08-20 Listing Removed — Charleston Trident MLS
• 2018-08-08 Price Changed $214,900 Charleston Trident MLS
• 2018-07-21 Listed $215,000 Charleston Trident MLS

Property tax history

+6.5%/yr

Latest (2025): $1,793 · +6.0% YoY. Source: county tax records.