300 Bucksley Ln Unit 302 · Charleston, SC 29492

$450,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 42 Days on market

Built 2005 $528/mo HOA · 14% 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 +8.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

SEVERAL ONE-, TWO- AND THREE-BEDROOM CONDOMINIUMS FROM 756 SQ. FT. UP TO 1,363 SQ. FT. WITH PRICES STARTING IN THE LOW $100S. LOCATED IN THE HEART OF DANIEL ISLAND'S EXCITING AND GROWING DOWNTOWN AND WITHIN WALKING DISTANCE OF RESTAURANTS, SHOPS, SCHOOLS AND BUSINESSES, 254 SEVEN FARMS DRIVE OFFERS A STUNNING BLEND OF ARCHITECTURE AND CLASSIC LOWCOUNTRY STYLE IN A SETTING SURROUNDED BY SOME OF THE ISLAND'S OLDEST AND GRANDEST LIVE OAKS. BUILT BY TRAMMELL CROW RESIDENTIAL, THESE SPACIOUS CONDOMINIUMS FEATURE MODERN UPGRADES SUCH AS CROWN MOLDING, CERAMIC TUBS, NINE-FOOT CEILINGS, AND WALK-IN CLOSETS. ENJOY WELLNESS AND RELAXATION BY VISITING AN ONSITE POOL, PARK, AND FITNESS CENTER. NATURE TRAILS, NEIGHBORHOOD PARKS, RECREATIONAL FACILITIES AND ACCESS TO THE WANDO RIVER ARE ALSO WITHIN CLOSE PROXIMITY TO THESE CONDOMINIUMS.

Key facts

• Open floor plan
• $528 HOA
• Community pool

Tags

• OPEN FLOOR PLAN
• PRIVATE SCREENED PORCH
• PEACEFUL WOODED VIEWS
• EASY ACCESS TO RESTAURANTS

Property features AI

Finance

• HOA & community: Access to clubhouse; Community fitness center; Community pool; Community trash service; Condominium ownership

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Charleston Water Service; Dominion Energy
• Home design: Residential condominium; Single-family attached; Condominium structure
• Construction: Asphalt roof
• Exterior features: Wooded lot

Interior

• Kitchen: Built-in electric oven; Electric range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom with ceiling fan and walk-in closet
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Smooth ceilings; Walk-in closets; Ceiling fans; Eat-in kitchen; Living/dining combo; Family room fireplace (one)
• Laundry & utility: Washer and dryer in laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-392 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $381k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $380k (15.6% below list).
• Recommended offer: $380k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Daniel Island School (math 77% / reading 79%, grade A, #8 of 597 statewide, top 1%, 1,170 students, 4% FRL); Philip Simmons High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 771 students, 21% FRL) — zoned schools average 12% FRL vs 48% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 72% at this address vs 42% district-wide (+31 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).
• This rent runs 41% of the median local income ($111k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($3k loan paydown + $5k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $50k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $196k; list at $450k implies a 130% gain — meaningful room to come down on a strong offer.

Recommended offer $379,816 (15.6% 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 42 days. Have you received any prior offers? Is the seller open to a 16% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.73%
• DSCR: 0.83
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $910,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1403 Elfe St	0.47mi	3/2.0	1,400 (+9%)	2mo	$835,000	$596	61
1013 Barfield St	0.66mi	3/2.0	1,400 (+9%)	14mo	$1,260,000	$900	42
7012 Schooner St	0.50mi	3/2.0	1,414 (+10%)	22mo	$1,005,000	$711	40

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: -3.5%
• Equity multiple: 0.82×
• Total profit: $-22,131
• Equity at exit: $154,485

10-year hold

• IRR: 0.6%
• Equity multiple: 1.07×
• Total profit: $8,827
• Equity at exit: $205,966

Cash invested: $126,000 (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 29492

• Home prices YoY: 0.3%
• Rents YoY: 1.2%
• Active inventory: 314
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,798 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$317 /mo · $3,808/yr
• Insurance: −$188
• HOA: −$528
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $-392

Break-even live

Break-even rent $4,295

Max offer price $380,721

Occupancy floor —

Sensitivity live

Price	-10% $-137	-5% $-265	+0% $-392	+5% $-520	+10% $-647
Rent	-10% $-692	-5% $-542	+0% $-392	+5% $-242	+10% $-92
Rate	-1.0pp $-166	-0.5pp $-278	base $-392	+0.5pp $-509	+1.0pp $-627

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Bucksley Ln #102 Daniel Island, SC	3.0	2.0	1280	$2,795	$2.18	24d	1	0.03mi
211 River Landing Dr Charleston, SC	1.0–3.0	1.0–2.0	977	$4,235	$4.33	3d	8	0.16mi
50 Central Island St Charleston, SC	3.0	1.0–2.0	1028	$3,800	$3.70	3d	19	0.32mi
540 Helmsman St #1222 Charleston, SC	2.0	2.0	1670	$7,950	$4.76	12d	1	0.49mi
540 Helmsman St #1222 Charleston, SC	2.0	2.0	1670	$8,450	$5.06	15d	1	0.49mi
350 Henslow Dr Charleston, SC	1.0–3.0	1.0–2.0	1182	$5,045	$4.27	3d	4	0.53mi
600 Robert Daniel Dr Charleston, SC	3.0	1.0–2.0	1213	$4,869	$4.01	3d	20	0.68mi
7770 Farr St Charleston, SC	1.0–2.0	1.0–2.0	905	$3,156	$3.49	3d	8	0.75mi
455 Seven Farms Dr Daniel Island, SC	1.0–3.0	1.0–2.5	1177	$3,700	$3.14	3d	24	0.76mi
480 Seven Farms Dr Charleston, SC	1.0–3.0	1.0–2.0	1044	$3,088	$2.96	3d	13	0.86mi
405 Intertidal Dr Charleston, SC	3.0	1.0–2.0	1091	$4,152	$3.80	3d	41	0.89mi

HOA detail

• Monthly dues: $528 · $6,336/yr
• Likely covers: poolgym

Listing history 19 events

1. 2026-06-18
   days on market $450,000 Active 42 DOM
2. 2026-06-17
   days on market $450,000 Active 41 DOM
3. 2026-06-16
   days on market $450,000 Active 40 DOM
4. 2026-06-15
   days on market $450,000 Active 39 DOM
5. 2026-06-13
   days on market $450,000 Active 37 DOM
6. 2026-06-13
   days on market $450,000 Active 36 DOM
7. 2026-06-10
   days on market $450,000 Active 34 DOM
8. 2026-06-09
   days on market $450,000 Active 33 DOM
9. 2026-06-08
   days on market $450,000 Active 32 DOM
10. 2026-06-07
    days on market $450,000 Active 31 DOM
11. 2026-06-05
    days on market $450,000 Active 28 DOM
12. 2026-06-03
    days on market $450,000 Active 27 DOM
13. 2026-06-03
    days on market $450,000 Active 26 DOM
14. 2026-06-01
    days on market $450,000 Active 25 DOM
15. 2026-05-31
    days on market $450,000 Active 24 DOM
16. 2026-05-08
    price $450,000
17. 2026-05-07
    listed $499,999 Active
18. 2005-02-18
    soldstatus $195,500 834-char remark

    Show marketing remark (834 chars)

    SEVERAL ONE-, TWO- AND THREE-BEDROOM CONDOMINIUMS FROM 756 SQ. FT. UP TO 1,363 SQ. FT. WITH PRICES STARTING IN THE LOW $100S. LOCATED IN THE HEART OF DANIEL ISLAND'S EXCITING AND GROWING DOWNTOWN AND WITHIN WALKING DISTANCE OF RESTAURANTS, SHOPS, SCHOOLS AND BUSINESSES, 254 SEVEN FARMS DRIVE OFFERS A STUNNING BLEND OF ARCHITECTURE AND CLASSIC LOWCOUNTRY STYLE IN A SETTING SURROUNDED BY SOME OF THE ISLAND'S OLDEST AND GRANDEST LIVE OAKS. BUILT BY TRAMMELL CROW RESIDENTIAL, THESE SPACIOUS CONDOMINIUMS FEATURE MODERN UPGRADES SUCH AS CROWN MOLDING, CERAMIC TUBS, NINE-FOOT CEILINGS, AND WALK-IN CLOSETS. ENJOY WELLNESS AND RELAXATION BY VISITING AN ONSITE POOL, PARK, AND FITNESS CENTER. NATURE TRAILS, NEIGHBORHOOD PARKS, RECREATIONAL FACILITIES AND ACCESS TO THE WANDO RIVER ARE ALSO WITHIN CLOSE PROXIMITY TO THESE CONDOMINIUMS.

19. 2004-11-12
    listed $195,500 834-char remark

    Show marketing remark (834 chars)

    SEVERAL ONE-, TWO- AND THREE-BEDROOM CONDOMINIUMS FROM 756 SQ. FT. UP TO 1,363 SQ. FT. WITH PRICES STARTING IN THE LOW $100S. LOCATED IN THE HEART OF DANIEL ISLAND'S EXCITING AND GROWING DOWNTOWN AND WITHIN WALKING DISTANCE OF RESTAURANTS, SHOPS, SCHOOLS AND BUSINESSES, 254 SEVEN FARMS DRIVE OFFERS A STUNNING BLEND OF ARCHITECTURE AND CLASSIC LOWCOUNTRY STYLE IN A SETTING SURROUNDED BY SOME OF THE ISLAND'S OLDEST AND GRANDEST LIVE OAKS. BUILT BY TRAMMELL CROW RESIDENTIAL, THESE SPACIOUS CONDOMINIUMS FEATURE MODERN UPGRADES SUCH AS CROWN MOLDING, CERAMIC TUBS, NINE-FOOT CEILINGS, AND WALK-IN CLOSETS. ENJOY WELLNESS AND RELAXATION BY VISITING AN ONSITE POOL, PARK, AND FITNESS CENTER. NATURE TRAILS, NEIGHBORHOOD PARKS, RECREATIONAL FACILITIES AND ACCESS TO THE WANDO RIVER ARE ALSO WITHIN CLOSE PROXIMITY TO THESE CONDOMINIUMS.

ⓘ 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: $3,808 · $317/mo
• Projected year-2 tax: $3,808 · $317/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $45,578
• − Mortgage interest: −$25,207
• − Property taxes: −$3,808
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,646
• − Management: −$3,646
• − HOA: −$6,336
• − Depreciation: −$13,091
• Taxable loss: −$12,407
• Est. tax savings @ 24.0%: +$2,978
• After-tax cash flow: $-1,728/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

+130.2% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $450,000 Charleston Trident MLS
• 2026-05-07 Listed $499,999 Charleston Trident MLS
• 2005-02-18 Sold (MLS) $195,500 Charleston Trident MLS
• 2004-11-12 Listed $195,500 Charleston Trident MLS

Property tax history

+2.3%/yr

Latest (2025): $3,808 · +0.3% YoY. Source: county tax records.