123 Whisper Dr · North Charleston, SC 29485

$330,000

4 bd · 2.0 ba · 2,068 sqft · SingleFamily public records · 5 Days on market

Built 2021 Good condition 5,227 sqft lot Est $345k · at est. $200/mo HOA · 7% 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).

• Cash flow +10.5/30.0
• ARV discount +9.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• DSCR +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

For comp purposes only

Key facts

• Open floor plan
• Modern appliances
• Backyard oasis

Tags

• OPEN FLOOR PLAN
• AMPLE CABINET SPACE
• MODERN APPLIANCES
• BACKYARD OASIS
• QUIET ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• HOA & community: HOA fee $300 quarterly; Community features include pool, park, and walk/jog trails

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Dominion Energy; Dorchester County Water and Sewer service
• Home design: Single family detached residence; Two stories; Fee simple ownership
• Construction: No additional structures reported
• Exterior features: Wooden enclosed fence; Architectural roof; Level lot; Lot size between 0 and 0.5 acre; Community pool, park, and walk/jog trails

Interior

• Kitchen: Disposal; Gas range; Microwave; Tankless water heater
• Bedrooms: 4 bedrooms; Primary bedroom located on upper level with walk-in closet
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2.5 bathrooms (3 total)
• Heating & cooling: Central air; Forced air heating; Natural gas heating
• Interior features: Kitchen island; Walk-in closet(s); Ceiling fan(s); Eat-in kitchen; Living/dining combo; Pantry
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (17.1% below list).
• Recommended offer: $274k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Dorchester 02 (suburban): math 40% / reading 55% proficiency, ranked #12 of 80 in SC (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sand Hill Elementary (math 58% / reading 59%, grade B-, #95 of 597 statewide, top 16%, 1,133 students, 42% FRL); Gregg Middle (math 28% / reading 45%, grade F, #98 of 229 statewide, top 43%, 850 students, 76% FRL); Ashley Ridge High (math 73% / reading 93%, grade A, #18 of 196 statewide, top 9%, 2,542 students, 50% FRL) — zoned schools average 56% FRL vs 36% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 691 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Dorchester County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $279k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $273,523 (17.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.83% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $345,356
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Country Gate Ln	0.13mi	4/2.5	2,265 (+10%)	2mo	$385,000	$170	74
332 Pink Azalea St	0.34mi	4/2.5	2,150 (+4%)	2mo	$360,000	$167	74
135 Country Gate Ln	0.23mi	4/2.5	2,280 (+10%)	4mo	$430,000	$189	67
208 Morning Song St	0.21mi	4/2.5	2,296 (+11%)	5mo	$367,500	$160	65
110 Bay Eddy Ct	0.47mi	4/2.5	2,185 (+6%)	3mo	$357,000	$163	64
85 Morning Song St	0.38mi	4/2.5	2,272 (+10%)	2mo	$399,900	$176	62
340 Pink Azalea St	0.30mi	4/2.5	2,296 (+11%)	6mo	$360,000	$157	61
219 Pink Azalea St	0.39mi	4/2.5	2,294 (+11%)	5mo	$365,000	$159	57
105 Bay Eddy Ct	0.43mi	4/2.5	2,302 (+11%)	3mo	$370,000	$161	57
146 Wood Sage Run Run	0.39mi	4/2.5	2,301 (+11%)	7mo	$353,000	$153	55
67 Morning Song St	0.47mi	3/2.0 (-1)	2,295 (+11%)	5mo	$425,000	$185	51
117 Oyster Tide Ave	0.50mi	3/2.0 (-1)	1,817 (-12%)	4mo	$375,000	$206	49

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.33×
• Total profit: $-61,487
• Equity at exit: $49,204

10-year hold

• IRR: -9.5%
• Equity multiple: 0.39×
• Total profit: $-56,187
• Equity at exit: $28,532

Cash invested: $92,400 (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 29485

• Rents YoY: 3.9%
• Active inventory: 691
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,735 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$260 /mo · $3,123/yr
• Insurance: −$138
• HOA: −$200
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-167

Break-even live

Break-even rent $2,947

Max offer price $300,416

Occupancy floor —

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Morning Song St Summerville, SC	4.0	2.5	2307	$2,750	$1.19	2d	1	0.15mi
1360 Clay Field Trl Summerville, SC	4.0	2.5	2503	$2,600	$1.04	2d	1	0.27mi
214 Narrowleaf Ave Summerville, SC	4.0	2.5	2277	$2,900	$1.27	2d	1	0.46mi
2048 Longhorn Ln Ridgeville, SC	4.0	3.5	2993	$3,500	$1.17	2d	1	0.92mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 3 events

1. 2026-05-22
   listed $330,000 Active
2. 2021-10-01
   soldstatus $279,380 22-char remark

   Show marketing remark (22 chars)

   For comp purposes only

3. 2021-10-01
   listed $279,380 22-char remark

   Show marketing remark (22 chars)

   For comp purposes only

ⓘ 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: $3,123 · $260/mo
• Projected year-2 tax: $3,123 · $260/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,823
• − Mortgage interest: −$18,485
• − Property taxes: −$3,123
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,626
• − Management: −$2,626
• − HOA: −$2,400
• − Depreciation: −$9,600
• Taxable loss: −$7,687
• Est. tax savings @ 24.0%: +$1,845
• After-tax cash flow: $-165/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home in North Charleston, SC, offers a good condition with minimal repairs needed. It's ideal for both resale and rental due to its good curb appeal and location.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and home value
• Rental Trim overgrown grass — Maintains property's neat appearance and attracts tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and home value ↑
• Rental Trim overgrown grass — Maintains property's neat appearance and attracts tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dorchester 02
• NCES district ID: 4502010
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $57,937
• Composite: 41.41/100
• National rank: #3475
• State rank: #12 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: Dorchester County · 182,866 people
• City population: 108,266
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 58,507
• Household income: $82,987
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1302.0

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 186,982 people
• By 2030: 203,967 · +9.1%
• By 2040: 237,160 · +26.8%
• By 2050: 267,479 · +43.1%
• By 2075: 333,025 · +78.1%
• By 2100: 366,560 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 7% Two or more races 7% Asian 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Chinese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.8% · R 56.4% · Other 1.9%
• 2008→2024 swing: +0.9pp no change · 2008: -15.5pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+10.5 2016: R+17.5 2012: R+16.0 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -305.43%
• Current HPI: 210.8607
• Rent YoY: ▲ 3.93%
• 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

+18.1% since first listed

3 events — show timeline

• 2026-05-22 Listed $330,000 Charleston Trident MLS
• 2021-10-01 Listed $279,380 Charleston Trident MLS
• 2021-10-01 Sold (MLS) $279,380 Charleston Trident MLS

Property tax history

+3.4%/yr

Latest (2025): $3,123 · +0.6% YoY. Source: county tax records.