839 Burgin Rd · McClellanville, SC 29458

$155,500

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 255 Days on market

Built 1940 2.38 ac lot ↓ 19% since listing

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Charming Investment Opportunity that's conveniently located 45 minutes from Mount Pleasant and 1 hour from Myrtle Beach. This property has great potential and No HOA. This property is being sold As Is.

Key facts

• 2.38 acre lot
• Built 1940
• Listed 255 days

Property features AI

Finance

• Other: Located in MLS area 47 - Awendaw/McClellanville
• Financial info: Property tax details available but excluded per instructions
• HOA & community: No association fee

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Septic tank for sewage
• Home design: Single-family detached home; Residential property
• Construction: Construction details not provided
• Exterior features: Property sits on 2–5 acres; No other exterior structures

Interior

• Kitchen: No specific kitchen appliance details available
• Bedrooms: 2 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 1 bathroom
• Heating & cooling: Heating and cooling details not provided
• Interior features: Open living areas
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $137k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#126 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute 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: St. James Santee Elementary-Middle (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 182 students, 100% FRL); Wando High (math 81% / reading 95%, grade A, #6 of 196 statewide, top 3%, 2,596 students, 19% FRL) — zoned schools average 60% FRL vs 44% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 56 active listings in the ZIP; 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 255 days — a 12% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,801
• Equity at exit: $23,186

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $28,364
• Equity at exit: $13,445

Cash invested: $43,540 (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 29458

• Home prices YoY: -19.7%
• Active inventory: 56
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$815
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $368

Break-even live

Break-even rent $1,164

Max offer price $155,500

Occupancy floor 72%

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: $38,875
• Closing costs: $4,665
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $155,500 Active 255 DOM
2. 2026-06-17
   days on market $155,500 Active 254 DOM
3. 2026-06-16
   days on market $155,500 Active 253 DOM
4. 2026-06-15
   days on market $155,500 Active 252 DOM
5. 2026-06-10
   days on market $155,500 Active 247 DOM
6. 2026-06-09
   days on market $155,500 Active 246 DOM
7. 2026-06-08
   days on market $155,500 Active 245 DOM
8. 2026-06-07
   days on market $155,500 Active 244 DOM
9. 2026-06-05
   days on market $155,500 Active 241 DOM
10. 2026-06-03
    pricedays on market $155,500 Active 240 DOM
11. 2026-06-01
    days on market $175,050 Active 238 DOM
12. 2026-05-31
    days on market $175,050 Active 237 DOM
13. 2026-04-10
    price $175,050 203-char remark

    Show marketing remark (203 chars)

    A Charming Investment Opportunity that's conveniently located 45 minutes from Mount Pleasant and 1 hour from Myrtle Beach. This property has great potential and No HOA. This property is being sold As Is.

14. 2026-04-10
    price $175,050

    Show marketing remark (203 chars)

    A Charming Investment Opportunity that's conveniently located 45 minutes from Mount Pleasant and 1 hour from Myrtle Beach. This property has great potential and No HOA. This property is being sold As Is.

15. 2026-03-01
    price $199,999

    Show marketing remark (203 chars)

    A Charming Investment Opportunity that's conveniently located 45 minutes from Mount Pleasant and 1 hour from Myrtle Beach. This property has great potential and No HOA. This property is being sold As Is.

16. 2026-03-01
    price $199,999 203-char remark

    Show marketing remark (203 chars)

    A Charming Investment Opportunity that's conveniently located 45 minutes from Mount Pleasant and 1 hour from Myrtle Beach. This property has great potential and No HOA. This property is being sold As Is.

17. 2025-12-12
    price $205,300 203-char remark

    Show marketing remark (203 chars)

    A Charming Investment Opportunity that's conveniently located 45 minutes from Mount Pleasant and 1 hour from Myrtle Beach. This property has great potential and No HOA. This property is being sold As Is.

18. 2025-12-03
    price $205,300
19. 2025-10-20
    price $210,700
20. 2025-10-17
    listed $215,000 Active 203-char remark

    Show marketing remark (203 chars)

    A Charming Investment Opportunity that's conveniently located 45 minutes from Mount Pleasant and 1 hour from Myrtle Beach. This property has great potential and No HOA. This property is being sold As Is.

21. 2025-10-06
    listed $215,000 Active

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $886 · $74/mo
• Expected delta: +$411/yr (+$34/mo · 86.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,570
• − Mortgage interest: −$8,710
• − Property taxes: −$476
• − Insurance: −$778
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$4,524
• Taxable income: $1,952
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $3,953/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 — McClellanville

• Score: 65/100
• State rank: #126
• US rank: #12399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,354

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: Majority White (52%)
• Race & ethnicity: White 52% Black 46% Two or more races 1%
• Common ancestry: Slovak 3% Romanian 2% Serbian 2%
• Foreign-born: 0%

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: ▼ -69.34%
• Current HPI: 282.3702
• 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

-18.6% since first listed

9 events — show timeline

• 2026-04-10 Price Changed $175,050 Charleston Trident MLS
• 2026-04-10 Price Changed $175,050 Charleston Trident MLS
• 2026-03-01 Price Changed $199,999 Charleston Trident MLS
• 2026-03-01 Price Changed $199,999 Charleston Trident MLS
• 2025-12-12 Price Changed $205,300 Charleston Trident MLS
• 2025-12-03 Price Changed $205,300 Charleston Trident MLS
• 2025-10-20 Price Changed $210,700 Charleston Trident MLS
• 2025-10-17 Listed $215,000 Charleston Trident MLS
• 2025-10-06 Listed $215,000 Charleston Trident MLS

Property tax history

+1.9%/yr

Latest (2022): $476 · +0.7% YoY. Source: county tax records.