1270 Wading Point Blvd · Charleston, SC 29450

$569,000

3 bd · 3.0 ba · 2,482 sqft · SingleFamily public records · 43 Days on market

Built 2022 Good condition 0.35 ac lot Est $623k · 9% under $110/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 +11.4/15.0
• Cash flow +5.8/30.0
• Appreciation +4.4/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.2/10.0

Listing remarks MLS

French Quarter Creek is the community you've been searching for. With stunning water views and the privacy of being tucked away in the Francis Marion National Forest, you are only 15 minutes from the bustle of Mount Pleasant and the beaches. This sprawling lot offers a beautiful screened porch, firepit/grill, 6 foot privacy fence backing up to woods., and an irrigation system. Appointed with sought-after finishes, you'll love what you find at this home. Elegant finishes and fixtures accent every room in the home. The current owner added their own subtle touches to really complete the home, most notably an subway tile backsplash in the kitchen. The CANTEY floorplan features single-story living with a large great room and convenient flex space. Come and see your new home today!

Key facts

• 0.35 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Semi-annual association fee; Association fee: $660 (paid semi-annually); Community amenities include clubhouse, park, and pool

Exterior

• Parking: 2-car garage with garage door opener; Total 2 parking spaces
• Utilities: Septic tank
• Home design: Single-family detached residence; Two levels; Ground-level entry
• Construction: Asphalt roof; Fee simple ownership
• Exterior features: Wood fencing (fully enclosed); Level, high lot; Lot under 0.5 acre

Interior

• Kitchen: Gas range; Microwave; Kitchen island; Pantry
• Bedrooms: 3 bedrooms; Primary bedroom(s) with ceiling fan(s) and walk-in closet(s); Primary bedroom(s) located on lower and upper levels
• Bathrooms: 3 bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Smooth ceilings; Kitchen island; Walk-in closets; Ceiling fans; Family room; Entrance foyer; Game room; Living/dining combo; Media room; In-law floorplan; Pantry; Separate dining room; Study
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $569k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $366k (35.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (47.4% below list).
• Recommended offer: $300k (47.4% below list) — sets the bar for 1% rule.
• Cap rate 3.9% 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: Cainhoy Elementary (math 2% / reading 12%, grade F, #594 of 597 statewide, top 100%, 154 students, 100% 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 at 52% FRL track the district average.
• Market conditions: 69 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $4k of loan paydown is wiped out by about $6k 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 43 days — a 3% lower offer ($552k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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, 97% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,500 (47.4% 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 43 days. Have you received any prior offers? Is the seller open to a 47% 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: 0.53% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.64%
• DSCR: 0.62
• GRM: 15.8

CMA / ARV

• ARV (on-the-fly): $622,982
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1181 Wading Point Blvd	0.56mi	3/3.0	2,482 (0%)	3mo	$560,000	$226	72
713 Breakers Reef Ln	0.29mi	3/2.5	2,413 (-3%)	12mo	$726,765	$301	70
308 Cypress Branch Rd	0.12mi	3/2.5	2,207 (-11%)	7mo	$499,999	$227	69
246 Silver Creek Dr	0.26mi	3/2.5	2,207 (-11%)	1mo	$535,000	$242	66
217 Quimby Hill Dr	0.48mi	4/2.5 (+1)	2,411 (-3%)	1mo	$700,000	$290	65
313 Cypress Branch Rd	0.13mi	3/2.5	2,190 (-12%)	10mo	$515,000	$235	64
732 Breakers Reef Ln	0.41mi	3/2.5	2,413 (-3%)	13mo	$635,000	$263	63
509 Chloe Elizabeth Ct	0.27mi	3/2.5	2,224 (-10%)	13mo	$692,900	$312	57
315 Cypress Branch Road Rd	0.15mi	4/4.0 (+1)	2,724 (+10%)	13mo	$547,500	$201	57
727 Breakers Reef Ln	0.39mi	3/2.0	2,271 (-8%)	12mo	$667,580	$294	54
714 Breakers Reef Ln	0.27mi	4/4.0 (+1)	2,751 (+11%)	10mo	$689,900	$251	52
210 Quimby Hill Dr	0.46mi	4/4.0 (+1)	2,751 (+11%)	9mo	$673,300	$245	44

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

Projected returns pro-forma

-1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.25×
• Total profit: $-119,080
• Equity at exit: $134,182

10-year hold

• IRR: -11.3%
• Equity multiple: 0.03×
• Total profit: $-155,323
• Equity at exit: $138,218

Cash invested: $159,320 (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 29450

• Home prices YoY: -0.2%
• Active inventory: 69
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$2,984
• Tax from tax record: −$182 /mo · $2,184/yr
• Insurance: −$237
• HOA: −$110
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-1,147

Break-even live

Break-even rent $4,447

Max offer price $366,396

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: $142,250
• Closing costs: $17,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 Wading Point Blvd Huger, SC	4.0	2.0	1871	$2,995	$1.60	3d	1	0.35mi

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: water

Listing history 25 events

1. 2026-06-18
   days on market $569,000 Active 43 DOM
2. 2026-06-17
   days on market $569,000 Active 42 DOM
3. 2026-06-16
   days on market $569,000 Active 41 DOM
4. 2026-06-15
   days on market $569,000 Active 40 DOM
5. 2026-06-13
   days on market $569,000 Active 38 DOM
6. 2026-06-13
   days on market $569,000 Active 37 DOM
7. 2026-06-10
   days on market $569,000 Active 35 DOM
8. 2026-06-09
   days on market $569,000 Active 34 DOM
9. 2026-06-08
   days on market $569,000 Active 33 DOM
10. 2026-06-07
    days on market $569,000 Active 32 DOM
11. 2026-06-05
    days on market $569,000 Active 29 DOM
12. 2026-06-03
    days on market $569,000 Active 28 DOM
13. 2026-06-03
    days on market $569,000 Active 27 DOM
14. 2026-06-01
    days on market $569,000 Active 26 DOM
15. 2026-05-31
    days on market $569,000 Active 25 DOM
16. 2026-05-04
    listed $569,000 Active
17. 2024-10-30
    soldstatus $560,000
18. 2024-10-29
    soldstatus $560,000 Closed 788-char remark

    Show marketing remark (788 chars)

    French Quarter Creek is the community you've been searching for. With stunning water views and the privacy of being tucked away in the Francis Marion National Forest, you are only 15 minutes from the bustle of Mount Pleasant and the beaches. This sprawling lot offers a beautiful screened porch, firepit/grill, 6 foot privacy fence backing up to woods., and an irrigation system. Appointed with sought-after finishes, you'll love what you find at this home. Elegant finishes and fixtures accent every room in the home. The current owner added their own subtle touches to really complete the home, most notably an subway tile backsplash in the kitchen. The CANTEY floorplan features single-story living with a large great room and convenient flex space. Come and see your new home today!

19. 2024-09-15
    historical Active Under Contract 788-char remark

    Show marketing remark (788 chars)

    French Quarter Creek is the community you've been searching for. With stunning water views and the privacy of being tucked away in the Francis Marion National Forest, you are only 15 minutes from the bustle of Mount Pleasant and the beaches. This sprawling lot offers a beautiful screened porch, firepit/grill, 6 foot privacy fence backing up to woods., and an irrigation system. Appointed with sought-after finishes, you'll love what you find at this home. Elegant finishes and fixtures accent every room in the home. The current owner added their own subtle touches to really complete the home, most notably an subway tile backsplash in the kitchen. The CANTEY floorplan features single-story living with a large great room and convenient flex space. Come and see your new home today!

20. 2024-07-27
    price $569,900 788-char remark

    Show marketing remark (788 chars)

    French Quarter Creek is the community you've been searching for. With stunning water views and the privacy of being tucked away in the Francis Marion National Forest, you are only 15 minutes from the bustle of Mount Pleasant and the beaches. This sprawling lot offers a beautiful screened porch, firepit/grill, 6 foot privacy fence backing up to woods., and an irrigation system. Appointed with sought-after finishes, you'll love what you find at this home. Elegant finishes and fixtures accent every room in the home. The current owner added their own subtle touches to really complete the home, most notably an subway tile backsplash in the kitchen. The CANTEY floorplan features single-story living with a large great room and convenient flex space. Come and see your new home today!

21. 2024-06-30
    listed $575,000 Active 788-char remark

    Show marketing remark (788 chars)

    French Quarter Creek is the community you've been searching for. With stunning water views and the privacy of being tucked away in the Francis Marion National Forest, you are only 15 minutes from the bustle of Mount Pleasant and the beaches. This sprawling lot offers a beautiful screened porch, firepit/grill, 6 foot privacy fence backing up to woods., and an irrigation system. Appointed with sought-after finishes, you'll love what you find at this home. Elegant finishes and fixtures accent every room in the home. The current owner added their own subtle touches to really complete the home, most notably an subway tile backsplash in the kitchen. The CANTEY floorplan features single-story living with a large great room and convenient flex space. Come and see your new home today!

22. 2022-07-28
    soldstatus $500,418 Closed 722-char remark

    Show marketing remark (722 chars)

    French Quarter Creek is the community you've been searching for. With stunning water views and the privacy of being tucked away in the Francis Marion National Forest, you are only 15 minutes from the bustle of Mount Pleasant and the beaches. Sprawling homesites afford homeowners the ability to make outdoor living their own. Homes in French Quarter Creek are under construction now with completion dates ranging from nearing completion to 6 months out. Appointed with the most sought-after finishes, you'll love what you find at French Quarter Creek. The CANTEY floorplan features single-story living with a large great room and convenient flex space. The primary bedroom has two walk-in closets and a double bowl vanity.

23. 2022-02-25
    historical Active Contingent 722-char remark

    Show marketing remark (722 chars)

    French Quarter Creek is the community you've been searching for. With stunning water views and the privacy of being tucked away in the Francis Marion National Forest, you are only 15 minutes from the bustle of Mount Pleasant and the beaches. Sprawling homesites afford homeowners the ability to make outdoor living their own. Homes in French Quarter Creek are under construction now with completion dates ranging from nearing completion to 6 months out. Appointed with the most sought-after finishes, you'll love what you find at French Quarter Creek. The CANTEY floorplan features single-story living with a large great room and convenient flex space. The primary bedroom has two walk-in closets and a double bowl vanity.

24. 2022-02-25
    listed $499,338 Active 722-char remark

    Show marketing remark (722 chars)

    French Quarter Creek is the community you've been searching for. With stunning water views and the privacy of being tucked away in the Francis Marion National Forest, you are only 15 minutes from the bustle of Mount Pleasant and the beaches. Sprawling homesites afford homeowners the ability to make outdoor living their own. Homes in French Quarter Creek are under construction now with completion dates ranging from nearing completion to 6 months out. Appointed with the most sought-after finishes, you'll love what you find at French Quarter Creek. The CANTEY floorplan features single-story living with a large great room and convenient flex space. The primary bedroom has two walk-in closets and a double bowl vanity.

25. 2021-07-08
    soldstatus $7,648,823

ⓘ 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: $2,184 · $182/mo
• Projected year-2 tax: $3,243 · $270/mo
• Expected delta: +$1,060/yr (+$88/mo · 48.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,940
• − Mortgage interest: −$31,873
• − Property taxes: −$2,184
• − Insurance: −$2,845
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − HOA: −$1,320
• − Depreciation: −$16,553
• Taxable loss: −$24,585
• Est. tax savings @ 24.0%: +$5,900
• After-tax cash flow: $-7,862/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 75/100 Cosmetic rehab

This home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor maintenance. The highest-ROI updates are painting the exterior trim and replacing the ceiling fan.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Replace ceiling fan — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Replace ceiling fan — Improves comfort and energy efficiency ↑

ⓘ 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: 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

• City population: 200,573
• Population (ZIP): 3,124

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 25% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6% Dominican 2%
• Common ancestry: Serbian 7% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -1.12%
• Current HPI: 462.4619
• Rent YoY: —
• Metro: —
• 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

-92.6% since first listed

10 events — show timeline

• 2026-05-04 Listed $569,000 Charleston Trident MLS
• 2024-10-30 Sold (Public Records) $560,000 Public Records
• 2024-10-29 Sold (MLS) $560,000 Charleston Trident MLS
• 2024-09-15 Contingent — Charleston Trident MLS
• 2024-07-27 Price Changed $569,900 Charleston Trident MLS
• 2024-06-30 Listed $575,000 Charleston Trident MLS
• 2022-07-28 Sold (MLS) $500,418 Charleston Trident MLS
• 2022-02-25 Contingent — Charleston Trident MLS
• 2022-02-25 Listed $499,338 Charleston Trident MLS
• 2021-07-08 Sold (Public Records) $7,648,823 Public Records

Property tax history

+32.7%/yr

Latest (2025): $2,184 · +9.4% YoY. Source: county tax records.