403 Bristlecone Dr · Ladson, SC 29456

$276,500

4 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 19 Days on market

Built 1979 0.29 ac lot Est $316k · 12% under

---

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 +14.6/30.0
• ARV discount +13.1/15.0
• DSCR +4.4/10.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid brick ranch in highly sought neighborhood of Tall Pines, less than 5 miles from Nexton Square! 1700 sq ft, 4-bedroom, 2 full bath home sits on a .29-acre corner lot with mature landscaping. Home features huge kitchen with customized cabinet kit, eat-in kitchen as well as separate dinning. Home has a sunroom and covered patio in the back. Beamed and vaulted ceilings in the living room. Bedrooms are spacious, the 4th is the finished room over the 2-car garage. Neighborhood has a lot to offer: community pool, clubhouse, playground, green space, trees and sidewalks throughout.

Key facts

• Formal dining room
• Beamed ceilings
• Huge kitchen

Tags

• NEW ROOF
• CORNER LOT
• MATURE LANDSCAPING
• HUGE KITCHEN
• FORMAL DINING ROOM
• BEAMED CEILINGS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $276k.

Deal economics

• At list price, monthly cash flow is $65 ($777/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (20.0% below list).
• Recommended offer: $221k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.9% in Ladson — 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 64/100 on livability (#155 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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: Sangaree Elementary (659 students, 66% FRL); College Park Middle (math 14% / reading 28%, grade F, #177 of 229 statewide, top 78%, 714 students, 100% FRL); Stratford High (math 49% / reading 79%, grade B-, #92 of 196 statewide, top 48%, 2,653 students, 42% FRL) — zoned schools average 69% FRL vs 48% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 180 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).
• This rent runs 34% of the median local income ($78k/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 $8k of value loss. Plan a longer hold.
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $221,189 (20.0% below list)

Questions for the listing agent

1. Built in 1979 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $315,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Tall Pines Rd	0.24mi	3/2.0 (-1)	1,424 (+1%)	2mo	$340,000	$239	80
218 Lodgepole Rd	0.21mi	4/2.0	1,577 (+12%)	3mo	$300,000	$190	67
142 Ponderosa Dr	0.22mi	3/2.0 (-1)	1,522 (+8%)	5mo	$342,000	$225	66
107 Tall Pines Rd	0.48mi	3/2.0 (-1)	1,285 (-8%)	2mo	$264,000	$205	57
3033 Kinswood Ln	0.68mi	3/2.5 (-1)	1,376 (-2%)	2mo	$310,000	$225	56
246 Columbia Dr	0.55mi	3/1.5 (-1)	1,493 (+6%)	1mo	$220,000	$147	56
111 Hartford Dr	0.67mi	4/1.5	1,520 (+8%)	1mo	$335,000	$220	52
104 Belmont Ct	0.57mi	3/2.0 (-1)	1,258 (-10%)	0mo	$312,000	$248	51
2062 Clipstone Dr	0.60mi	3/2.0 (-1)	1,552 (+10%)	3mo	$317,500	$205	47
437 Village Park Dr	0.67mi	3/2.0 (-1)	1,280 (-9%)	4mo	$307,000	$240	46
2010 Cripplecreek Dr	0.74mi	3/2.0 (-1)	1,599 (+14%)	1mo	$315,000	$197	37
1009 Friartuck Trl	0.73mi	3/2.0 (-1)	1,205 (-14%)	2mo	$275,000	$228	35

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-39,397
• Equity at exit: $41,227

10-year hold

• IRR: -4.5%
• Equity multiple: 0.69×
• Total profit: $-23,659
• Equity at exit: $23,907

Cash invested: $77,420 (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 29456

• Home prices YoY: -15.1%
• Rents YoY: 3.6%
• Active inventory: 180
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$1,450
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $65

Break-even live

Break-even rent $2,130

Max offer price $276,500

Occupancy floor 92%

Sensitivity live

Price	-10% $221	-5% $143	+0% $65	+5% $-13	+10% $-92
Rent	-10% $-110	-5% $-23	+0% $65	+5% $152	+10% $240
Rate	-1.0pp $204	-0.5pp $135	base $65	+0.5pp $-7	+1.0pp $-80

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: $69,125
• Closing costs: $8,295
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Growden Ln Unit 132 Ladson, SC	3.0	2.5	1700	$2,199	$1.29	13d	1	0.11mi
136 Ponderosa Dr Ladson, SC	3.0	2.0	1400	$1,950	$1.39	16d	1	0.20mi
1104 Friartuck Trl Ladson, SC	3.0	2.5	1865	$2,399	$1.29	4d	1	0.39mi
1109 Augusta Dr Ladson, SC	1.0–3.0	1.0–2.0	1027	$2,092	$2.04	5d	42	0.60mi
1316 Pinyon Pine Dr Ladson, SC	3.0	2.0	1450	$2,000	$1.38	25d	1	0.62mi
1109 Giddings Way Ladson, SC	1.0–3.0	1.0–2.0	1027	$2,354	$2.29	5d	34	0.74mi
333 Feldspar Ln Ladson, SC	3.0	2.0	1183	$2,100	$1.78	5d	1	0.89mi
430 Citadel St Ladson, SC	3.0	2.0	1458	$1,931	$1.32	5d	1	1.17mi
4429 Clovewood St Ladson, SC	4.0	1.5	1452	$2,056	$1.42	16d	1	1.18mi
4467 Donwood Cir Ladson, SC	4.0	2.0	1775	$2,250	$1.27	25d	1	1.30mi
4467 Donwood Cir Ladson, SC	4.0	2.0	1775	$2,150	$1.21	4d	1	1.30mi

Listing history 9 events

1. 2026-02-23
   status Pending
2. 2026-02-04
   listed $276,500 Active
3. 2021-06-11
   soldstatus $285,000 Closed 590-char remark

   Show marketing remark (590 chars)

   Solid brick ranch in highly sought neighborhood of Tall Pines, less than 5 miles from Nexton Square! 1700 sq ft, 4-bedroom, 2 full bath home sits on a .29-acre corner lot with mature landscaping. Home features huge kitchen with customized cabinet kit, eat-in kitchen as well as separate dinning. Home has a sunroom and covered patio in the back. Beamed and vaulted ceilings in the living room. Bedrooms are spacious, the 4th is the finished room over the 2-car garage. Neighborhood has a lot to offer: community pool, clubhouse, playground, green space, trees and sidewalks throughout.

4. 2021-05-11
   historical Active Contingent 590-char remark

   Show marketing remark (590 chars)

   Solid brick ranch in highly sought neighborhood of Tall Pines, less than 5 miles from Nexton Square! 1700 sq ft, 4-bedroom, 2 full bath home sits on a .29-acre corner lot with mature landscaping. Home features huge kitchen with customized cabinet kit, eat-in kitchen as well as separate dinning. Home has a sunroom and covered patio in the back. Beamed and vaulted ceilings in the living room. Bedrooms are spacious, the 4th is the finished room over the 2-car garage. Neighborhood has a lot to offer: community pool, clubhouse, playground, green space, trees and sidewalks throughout.

5. 2021-05-10
   listed $279,000 Active 590-char remark

   Show marketing remark (590 chars)

   Solid brick ranch in highly sought neighborhood of Tall Pines, less than 5 miles from Nexton Square! 1700 sq ft, 4-bedroom, 2 full bath home sits on a .29-acre corner lot with mature landscaping. Home features huge kitchen with customized cabinet kit, eat-in kitchen as well as separate dinning. Home has a sunroom and covered patio in the back. Beamed and vaulted ceilings in the living room. Bedrooms are spacious, the 4th is the finished room over the 2-car garage. Neighborhood has a lot to offer: community pool, clubhouse, playground, green space, trees and sidewalks throughout.

6. 2004-09-03
   soldstatus $147,900
7. 2004-09-02
   soldstatus $147,900 171-char remark

   Show marketing remark (171 chars)

   BEAUTIFUL BRICK RANCH WITH TWO CAR GARAGE WITH FINISHED ROOM OVER. HOME HAS LOTS OF HARDWOODS. ALL NEW CABINETS IN KIT. LARGE FLA ROOM (HEAT & AIR) NICE COVERED PATIO.

8. 2004-08-06
   listed $147,900 171-char remark

   Show marketing remark (171 chars)

   BEAUTIFUL BRICK RANCH WITH TWO CAR GARAGE WITH FINISHED ROOM OVER. HOME HAS LOTS OF HARDWOODS. ALL NEW CABINETS IN KIT. LARGE FLA ROOM (HEAT & AIR) NICE COVERED PATIO.

9. 1977-07-15
   soldstatus $46,153

ⓘ 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: $1,409 · $117/mo
• Projected year-2 tax: $1,576 · $131/mo
• Expected delta: +$167/yr (+$14/mo · 11.9%)

ⓘ 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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $26,543
• − Mortgage interest: −$15,488
• − Property taxes: −$1,409
• − Insurance: −$1,382
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$8,044
• Taxable loss: −$4,027
• Est. tax savings @ 24.0%: +$967
• After-tax cash flow: $1,744/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 — Ladson

• Score: 64/100
• State rank: #155
• US rank: #14552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ladson, SC
• County: Dorchester County · 182,866 people
• City population: 41,214
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 41,214
• Household income: $78,361
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1384.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Spanish 10% Other Indo-European 3% Tagalog/Filipino 1%

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: ▼ -55.17%
• Current HPI: 310.9027
• Rent YoY: ▲ 3.62%
• 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

+499.1% since first listed

9 events — show timeline

• 2026-02-23 Pending — Charleston Trident MLS
• 2026-02-04 Listed $276,500 Charleston Trident MLS
• 2021-06-11 Sold (MLS) $285,000 Charleston Trident MLS
• 2021-05-11 Contingent — Charleston Trident MLS
• 2021-05-10 Listed $279,000 Charleston Trident MLS
• 2004-09-03 Sold (Public Records) $147,900 Public Records
• 2004-09-02 Sold (MLS) $147,900 Charleston Trident MLS
• 2004-08-06 Listed $147,900 Charleston Trident MLS
• 1977-07-15 Sold (Public Records) $46,153 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,409 · +4.0% YoY. Source: county tax records.