4352 Briarstone Ct · North Charleston, SC 29418

$235,000

3 bd · 1.5 ba · 1,386 sqft · Townhouse public records · 51 Days on market

Built 1975 3,049 sqft lot Est $280k · 16% under $8/mo HOA

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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 +15.1/30.0
• ARV discount +14.7/15.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice town home

Key facts

• Close to i526
• Sunroom
• Storage shed

Tags

• HARDWOOD FLOORS
• FORMAL DINING AREA
• SUNROOM
• FENCED BACKYARD
• STORAGE SHED
• CLOSE TO I526

Property features AI

Finance

• HOA & community: Annual association fee of $100

Exterior

• Parking: Other parking
• Utilities: Public sewer; Charleston Water Service; Dominion Energy
• Home design: Single-family attached (townhouse); Two levels; Ground-level entry
• Construction: Asphalt roof; Fee simple ownership
• Exterior features: Wooden enclosed fence; Storage and other outbuildings

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom on upper level with ceiling fan
• Flooring: Carpet; Ceramic tile; Concrete; Wood
• Bathrooms: 1 full and 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating; Heat pump
• Interior features: Smooth ceilings; Ceiling fans; Eat-in kitchen; Great room; Separate dining room; Sunroom; Utility room
• Laundry & utility: Laundry room; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $78 ($934/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 $192k (18.4% below list).
• Recommended offer: $192k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.0% in North 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 66/100 on livability (#122 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, crime F, amenities 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: W. B. Goodwin Elementary (math 17% / reading 12%, grade F, #553 of 597 statewide, top 95%, 431 students, 100% FRL); Jerry Zucker Middle School of Science (math 8% / reading 17%, grade F, #213 of 229 statewide, top 94%, 524 students, 100% FRL); Rb Stall High (math 49% / reading 63%, grade C, #126 of 196 statewide, top 65%, 1,952 students, 100% FRL) — zoned schools average 100% FRL vs 44% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 50% district-wide (-23 pts) — the specific schools serving this property underperform the Charleston 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.3%/yr); 99 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• This rent runs 36% of the median local income ($65k/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 $7k 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 51 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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, 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 $191,751 (18.4% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F 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?
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 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: 0.82% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $279,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4384 Purdue Dr	0.12mi	3/1.5	1,340 (-3%)	17mo	$200,000	$149	75
5727 Dewsbury Ln	0.43mi	3/1.5	1,344 (-3%)	6mo	$232,000	$173	69
4322 Briarstone Ct	0.04mi	2/2.0 (-1)	1,225 (-12%)	7mo	$247,000	$202	66
4379 Purdue Dr	0.12mi	2/1.5 (-1)	1,188 (-14%)	2mo	$255,000	$215	64
4353 Briarstone Ct	0.03mi	2/1.5 (-1)	1,188 (-14%)	10mo	$219,900	$185	61
5573 Betty Ct	0.09mi	4/2.0 (+1)	1,551 (+12%)	13mo	$319,000	$206	58
5733 Dewsbury Ln	0.44mi	3/1.5	1,344 (-3%)	20mo	$270,000	$201	58
4336 Purdue Dr	0.07mi	2/1.5 (-1)	1,188 (-14%)	13mo	$255,000	$215	57
5578 Betty Ct	0.05mi	2/1.5 (-1)	1,204 (-13%)	20mo	$252,000	$209	54
4191 Highgate Ct	0.50mi	2/1.5 (-1)	1,237 (-11%)	1mo	$235,000	$190	53
5567 Evelyn Dr	0.25mi	2/1.5 (-1)	1,188 (-14%)	14mo	$208,000	$175	48
5559 W Shirley Dr	0.30mi	3/2.5	1,553 (+12%)	20mo	$545,000	$351	45

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 · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-34,625
• Equity at exit: $35,039

10-year hold

• IRR: -7.4%
• Equity multiple: 0.55×
• Total profit: $-29,846
• Equity at exit: $20,319

Cash invested: $65,800 (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 29418

• Home prices YoY: -18.1%
• Rents YoY: 2.3%
• Active inventory: 99
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$98
• HOA: −$8
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $78

Break-even live

Break-even rent $1,819

Max offer price $235,000

Occupancy floor 91%

Sensitivity live

Price	-10% $211	-5% $144	+0% $78	+5% $11	+10% $-55
Rent	-10% $-74	-5% $2	+0% $78	+5% $154	+10% $229
Rate	-1.0pp $196	-0.5pp $138	base $78	+0.5pp $17	+1.0pp $-45

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5581 Fowler Dr North Charleston, SC	3.0	1.5	1370	$1,800	$1.31	25d	1	0.04mi
4371 Purdue Dr North Charleston, SC	3.0	1.5	1185	$1,800	$1.52	25d	1	0.11mi
4305 Bream Rd North Charleston, SC	2.0–3.0	1.5	1006	$1,385	$1.38	25d	4	0.19mi
4211 Britain Ct North Charleston, SC	2.0–3.0	1.5–2.5	1355	$1,910	$1.41	13d	4	0.44mi
4117 Olivia Dr North Charleston, SC	3.0	1.0	1108	$1,999	$1.80	13d	1	0.65mi
4356 Cheviot Dr North Charleston, SC	3.0	2.0	1699	$2,295	$1.35	25d	1	0.72mi
4135 Bonaparte Dr North Charleston, SC	2.0–3.0	1.5	1250	$1,475	$1.18	25d	1	0.73mi
5138 Scarsdale Ave North Charleston, SC	2.0	1.0	886	$1,550	$1.75	23d	1	0.85mi
5110 Scarsdale Ave #101 North Charleston, SC	2.0	2.0	1076	$1,500	$1.39	13d	1	0.89mi
4370 Great Oak DR , SC	3.0	1.5	1156	$1,650	$1.43	25d	1	1.04mi
4589 Palm View Cir North Charleston, SC	3.0	2.5	1596	$2,500	$1.57	12d	1	1.18mi
4668 Palm View Cir North Charleston, SC	3.0	2.5	1810	$2,250	$1.24	4d	1	1.20mi
3812 W Montague Ave North Charleston, SC	1.0–2.0	1.0–2.0	910	$2,476	$2.72	4d	43	1.23mi
2757 Jobee Dr #1102 Charleston, SC	2.0	1.5	1180	$1,950	$1.65	25d	1	1.31mi
4766 Farmal St North Charleston, SC	3.0	2.0	1546	$3,190	$2.06	25d	1	1.42mi
6520 Dorchester Rd North Charleston, SC	2.0–3.0	1.0–2.0	1010	$1,400	$1.39	25d	9	1.43mi
123 Toura Ln Charleston, SC	3.0	2.0	1580	$2,500	$1.58	16d	1	1.45mi
4742 Farmal St North Charleston, SC	3.0	1.0	1076	$2,025	$1.88	4d	1	1.47mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 23 events

1. 2026-06-22
   days on market $235,000 Active 51 DOM
2. 2026-06-18
   days on market $235,000 Active 48 DOM
3. 2026-06-17
   days on market $235,000 Active 47 DOM
4. 2026-06-16
   days on market $235,000 Active 46 DOM
5. 2026-06-15
   days on market $235,000 Active 45 DOM
6. 2026-06-10
   days on market $235,000 Active 40 DOM
7. 2026-06-09
   days on market $235,000 Active 39 DOM
8. 2026-06-08
   days on market $235,000 Active 38 DOM
9. 2026-06-07
   days on market $235,000 Active 37 DOM
10. 2026-06-05
    days on market $235,000 Active 34 DOM
11. 2026-06-03
    days on market $235,000 Active 33 DOM
12. 2026-06-01
    days on market $235,000 Active 31 DOM
13. 2026-05-31
    days on market $235,000 Active 30 DOM
14. 2026-05-21
    price $235,000
15. 2026-05-01
    listed $245,000 Active
16. 2021-10-27
    soldstatus $590,350
17. 2021-09-21
    listed $155,400 19-char remark

    Show marketing remark (19 chars)

    Very nice town home

18. 2021-09-20
    soldstatus $155,400 19-char remark

    Show marketing remark (19 chars)

    Very nice town home

19. 2012-09-10
    soldstatus $65,000
20. 2012-08-27
    soldstatus $65,000 849-char remark

    Show marketing remark (849 chars)

    $1,000.00 Gift Card to Selling Agent - Wow - A total renovation has been done on this Pristine Condition Townhome. Two year old Architectural Shingled Roof, All New Doors, New Paint, New Laminate Wood Floor in LR, New Ceramic Tile floor in Kitchen & DR, New Counter Tops in Kitchen along with ALL New Appliances including the kitchen sink, fixtures, hardware & lighting, New carpeting on stairs & upstair bedrooms. HVAC is only 3 years old along with the water heater. Both baths are updated with new lighting, counters, mirrors, fixtures & toilets. Please note the updated back splash in both bathrooms. The MBR has an additional vanity area that has been updated as well. The owner has added a new wooden privacy fence to the back yard with additional storage shed. Please note the landscapingin both the front & back yards.

21. 2012-05-22
    listed $69,500 849-char remark

    Show marketing remark (849 chars)

    $1,000.00 Gift Card to Selling Agent - Wow - A total renovation has been done on this Pristine Condition Townhome. Two year old Architectural Shingled Roof, All New Doors, New Paint, New Laminate Wood Floor in LR, New Ceramic Tile floor in Kitchen & DR, New Counter Tops in Kitchen along with ALL New Appliances including the kitchen sink, fixtures, hardware & lighting, New carpeting on stairs & upstair bedrooms. HVAC is only 3 years old along with the water heater. Both baths are updated with new lighting, counters, mirrors, fixtures & toilets. Please note the updated back splash in both bathrooms. The MBR has an additional vanity area that has been updated as well. The owner has added a new wooden privacy fence to the back yard with additional storage shed. Please note the landscapingin both the front & back yards.

22. 1993-08-19
    soldstatus $30,000
23. 1993-08-13
    soldstatus $13,500

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,340 · $112/mo
• Expected delta: +$155/yr (+$13/mo · 13.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $23,010
• − Mortgage interest: −$13,164
• − Property taxes: −$1,184
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − HOA: −$96
• − Depreciation: −$6,836
• Taxable loss: −$3,127
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $1,685/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 — North Charleston

• Score: 66/100
• State rank: #122
• US rank: #12222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Charleston, SC
• County: Charleston County · 366,793 people
• City population: 108,266
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 26,052
• Household income: $64,583
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 647.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 16% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 83% English-only · Spanish 13% Vietnamese 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: ▼ -64.59%
• Current HPI: 293.0402
• Rent YoY: ▲ 2.26%
• 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

+1640.7% since first listed

10 events — show timeline

• 2026-05-21 Price Changed $235,000 Charleston Trident MLS
• 2026-05-01 Listed $245,000 Charleston Trident MLS
• 2021-10-27 Sold (Public Records) $590,350 Public Records
• 2021-09-21 Listed $155,400 Charleston Trident MLS
• 2021-09-20 Sold (MLS) $155,400 Charleston Trident MLS
• 2012-09-10 Sold (Public Records) $65,000 Public Records
• 2012-08-27 Sold (MLS) $65,000 Charleston Trident MLS
• 2012-05-22 Listed $69,500 Charleston Trident MLS
• 1993-08-19 Sold (Public Records) $30,000 Public Records
• 1993-08-13 Sold (Public Records) $13,500 Public Records

Property tax history

+0.8%/yr

Latest (2022): $1,184 · +85.3% YoY. Source: county tax records.