704 Marlin Ln · James Island, SC 29412

$600,000

3 bd · 2.0 ba · 2,080 sqft · MultiFamily public records · 16 Days on market

Built 1975 0.40 ac lot

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Why this score? — see what drove the C- 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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent investment opportunity in the highly desirable Clearview neighborhood on James Island. Located at 704 Marlin Lane, this well-positioned duplex offers strong rental income with both sides currently tenant occupied. Each unit features 3 bedrooms, 1 full bath, and approximately 1,100 square feet of living space, providing spacious layouts that appeal to long-term renters. Situated on a large . 4-acre lot, the property offers generous yard space, ample parking, and future upside in one of Charleston's most sought-after areas. Investors will love the unbeatable location -- just minutes to Downtown Charleston, MUSC, Folly Beach, shopping, dining, and everything James Island has to offer

Key facts

• Ample parking
• Large lot
• Generous yard space

Tags

• CLEARVIEW NEIGHBORHOOD
• LARGE LOT
• GENEROUS YARD SPACE
• AMPLE PARKING
• UNBEATABLE LOCATION
• NO HOA

Property features AI

Finance

• Financial info: 2 total units; Property marketed as residential income

Exterior

• Parking: Open parking; 2 parking spaces (2-car)
• Utilities: Public sewer; Electric service by Dominion Energy; Water service by James Island PSD
• Home design: Duplex (residential income); Ground-level entry; Located in the Clearview subdivision; James Island area
• Construction: Duplex structure
• Exterior features: Asphalt roof; No additional structures noted

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop
• Bedrooms: 6 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Tenants pay all utilities

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $866 ($10k/yr) — positive. Per door: $433/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $584k (2.7% below list).
• Recommended offer: $584k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 2.4% in James Island — 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 70/100 on livability (#64 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living 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: Stiles Point Elementary (math 74% / reading 71%, grade A, #24 of 597 statewide, top 4%, 817 students, 16% FRL); Camp Road Middle (math 50% / reading 57%, grade C+, #29 of 229 statewide, top 13%, 864 students, 38% FRL); James Island Charter High (math 73% / reading 89%, grade A, #21 of 196 statewide, top 11%, 1,589 students, 36% FRL, charter).
• Zoned-school proficiency averages 69% at this address vs 50% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Charleston 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.1%/yr); 301 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• At $5,838/mo this rent would consume 69% of the median local household income ($102k/yr) (locally 1006% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($591k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $600k implies a 471% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $583,800 (2.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.72×
• Total profit: $-47,677
• Equity at exit: $89,462

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $6,864
• Equity at exit: $51,877

Cash invested: $168,000 (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 29412

• Rents YoY: 2.1%
• Active inventory: 301
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $5,838 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$349 /mo · $4,191/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,226
• Net cashflow: $866

Break-even live

Break-even rent $4,741

Max offer price $600,000

Occupancy floor 80%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$5,838
Total (2 units)			$5,838

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
838 Fred St Charleston, SC	3.0	2.0	1534	$2,800	$1.83	21d	1	0.16mi
729 Harbor View Rd Charleston, SC	3.0	2.0	1500	$3,021	$2.01	21d	1	0.24mi
1129 Quail Dr Charleston, SC	4.0	3.0	1475	$5,200	$3.53	23d	1	1.17mi
1213 Captain Rivers Dr Charleston, SC	4.0	4.0	2954	$5,500	$1.86	18d	1	1.42mi

Listing history 12 events

1. 2026-06-18
   days on market $600,000 Active 16 DOM
2. 2026-06-17
   days on market $600,000 Active 15 DOM
3. 2026-06-16
   days on market $600,000 Active 14 DOM
4. 2026-06-15
   statusdays on market $600,000 Active 13 DOM
5. 2026-06-10
   days on market $600,000 Active Under Contract 8 DOM
6. 2026-06-09
   days on market $600,000 Active Under Contract 7 DOM
7. 2026-06-08
   days on market $600,000 Active Under Contract 6 DOM
8. 2026-06-07
   days on market $600,000 Active Under Contract 5 DOM
9. 2026-06-05
   days on market $600,000 Active Under Contract 2 DOM
10. 2026-06-03
    status $600,000 Active Under Contract 1 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $600,000 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: $4,191 · $349/mo
• Projected year-2 tax: $4,191 · $349/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 (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,056
• − Mortgage interest: −$33,609
• − Property taxes: −$4,191
• − Insurance: −$3,000
• − Repairs & maintenance: −$5,604
• − Management: −$5,604
• − Depreciation: −$17,455
• Taxable income: $593
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $10,254/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 — James Island

• Score: 70/100
• State rank: #64
• US rank: #7731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: James Island, SC
• County: Charleston County · 366,793 people
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 39,256
• Household income: $101,509
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 1006.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 16% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -564.80%
• Current HPI: 400.0617
• Rent YoY: ▲ 2.06%
• 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

+638.7% since first listed

3 events — show timeline

• 2026-06-02 Listed $600,000 Charleston Trident MLS
• 1996-10-25 Sold (Public Records) $105,000 Public Records
• 1989-08-21 Sold (Public Records) $81,220 Public Records

Property tax history

+2.7%/yr

Latest (2022): $4,191 · +0.4% YoY. Source: county tax records.