2749 E Surrey Dr · North Charleston, SC 29405

$215,300

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 64 Days on market

Built 1944 5,227 sqft lot Est $229k · 6% under

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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).

• Cash flow +14.1/30.0
• ARV discount +10.3/15.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• Rent growth +4.1/5.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this affordable 3 Bedroom & 2 Bath home in the Dorchester Terrace area. Conveniently located near local restaurants and shopping. Great investment as a primary or for rental income!

Key facts

• 5,227 sq ft lot
• Built 1944
• Listed 64 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Single family detached residence; One level; Fee simple ownership
• Construction: No additional structures reported
• Exterior features: Chain link fencing; Asphalt roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating; Heat pump
• Interior features: Walk-in closet(s) in the primary bedroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $30 ($358/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 $178k (17.2% below list).
• Recommended offer: $178k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Meeting Street Elementary (math 19% / reading 16%, grade F, #512 of 597 statewide, top 86%, 1,133 students, 100% FRL); Northwoods Middle (math 11% / reading 16%, grade F, #207 of 229 statewide, top 91%, 738 students, 100% FRL); North Charleston High (math 27% / reading 57%, grade F, #174 of 196 statewide, top 90%, 768 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 24% at this address vs 50% district-wide (-26 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 fast (+6.4%/yr); 205 active listings in the ZIP; 32 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 64 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $19k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $215k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,236 (17.2% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $229,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2754 E Surrey Dr	0.03mi	3/1.0 (+1)	780 (0%)	2mo	$210,000	$269	92
2762 E Surrey Dr	0.06mi	2/1.0	802 (+3%)	4mo	$240,000	$299	89
4047 Gary Dr	0.47mi	2/1.0	782 (+0%)	1mo	$150,000	$192	76
2718 E Surrey Dr	0.17mi	3/1.0 (+1)	732 (-6%)	1mo	$205,000	$280	76
2641 S Allen Dr	0.47mi	2/1.0	738 (-5%)	5mo	$225,000	$305	65
2653 Ferrara Dr	0.23mi	2/1.0	676 (-13%)	6mo	$206,025	$305	62
2607 Ranger Dr	0.38mi	2/1.0	884 (+13%)	5mo	$170,000	$192	56
2965 Alabama Dr	0.65mi	3/2.0 (+1)	800 (+3%)	4mo	$305,000	$381	53
2651 Poplin Ave	0.53mi	3/2.0 (+1)	828 (+6%)	5mo	$270,000	$326	52
2744 Saratoga Rd	0.58mi	3/1.0 (+1)	858 (+10%)	2mo	$200,000	$233	50
2652 Hull St	0.68mi	2/1.0	858 (+10%)	3mo	$240,000	$280	49
2226 Suffolk St	0.67mi	2/1.0	676 (-13%)	2mo	$198,500	$294	44

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 · 6.36% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.56×
• Total profit: $-26,800
• Equity at exit: $32,102

10-year hold

• IRR: 1.3%
• Equity multiple: 1.11×
• Total profit: $6,334
• Equity at exit: $18,615

Cash invested: $60,284 (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 29405

• Home prices YoY: -29.0%
• Rents YoY: 6.4%
• Active inventory: 205
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$1,129
• Tax from tax record: −$159 /mo · $1,914/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $30

Break-even live

Break-even rent $1,745

Max offer price $215,300

Occupancy floor 93%

Sensitivity live

Price	-10% $152	-5% $91	+0% $30	+5% $-31	+10% $-92
Rent	-10% $-111	-5% $-41	+0% $30	+5% $100	+10% $171
Rate	-1.0pp $138	-0.5pp $85	base $30	+0.5pp $-26	+1.0pp $-83

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: $53,825
• Closing costs: $6,459
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2674 Madden Dr North Charleston, SC	3.0	2.0	858	$2,200	$2.56	25d	1	0.15mi
2620 Woodlawn Ave North Charleston, SC	3.0	1.0	892	$1,695	$1.90	12d	1	0.24mi
2620 Woodlawn Ave North Charleston, SC	3.0	1.0	892	$1,695	$1.90	25d	1	0.24mi
3925 Hilda St North Charleston, SC	3.0	1.0	900	$1,700	$1.89	23d	1	0.28mi
2624 S Allen Dr North Charleston, SC	3.0	2.0	1000	$1,600	$1.60	25d	1	0.41mi
2636 S Allen Dr North Charleston, SC	3.0	2.0	1100	$2,200	$2.00	16d	1	0.41mi
2679 Olympia Ave Unit A North Charleston, SC	3.0	1.0	1100	$1,995	$1.81	25d	1	0.44mi
4008 Gary Dr North Charleston, SC	2.0	1.0	676	$1,300	$1.92	16d	1	0.49mi
2667 Olympia Ave North Charleston, SC	2.0	2.0	899	$1,500	$1.67	25d	1	0.52mi
2645 Oregon Ave North Charleston, SC	3.0	2.0	916	$2,300	$2.51	25d	1	0.54mi
4025 Gary Dr Unit A North Charleston, SC	3.0	1.0	925	$1,600	$1.73	25d	1	0.56mi
2755 Louise Dr North Charleston, SC	3.0	1.0	1025	$1,800	$1.76	25d	1	0.71mi
3545 1/2 Admiral Dr Unit 4 North Charleston, SC	2.0	1.0	680	$1,000	$1.47	16d	1	0.74mi
2708 Busch Ave North Charleston, SC	3.0	1.5	1025	$2,100	$2.05	25d	1	0.77mi
2116 Commander Rd North Charleston, SC	3.0	2.0	1050	$2,250	$2.14	4d	1	0.88mi
2808 Martha Dr North Charleston, SC	3.0	2.0	1025	$2,250	$2.20	25d	1	0.90mi
3119 Azalea Dr North Charleston, SC	2.0	1.0	900	$1,550	$1.72	25d	1	0.98mi
3119 Azalea Dr Unit N North Charleston, SC	2.0	1.0	900	$1,550	$1.72	13d	1	0.98mi
2245 Garfield St North Charleston, SC	3.0	1.0	1035	$1,700	$1.64	25d	1	1.03mi
1920 McMillan Ave North Charleston, SC	1.0–3.0	1.0	777	$1,300	$1.67	25d	1	1.04mi
2125 Aberdeen Ave Unit 102 North Charleston, SC	2.0	1.0	625	$1,375	$2.20	4d	1	1.07mi
4025 Bamberg Ave Unit 4025-5 North Charleston, SC	2.0	1.0	800	$1,400	$1.75	25d	1	1.07mi
3360 Apache St North Charleston, SC	1.0	1.0	700	$1,050	$1.50	12d	5	1.15mi
1915 Cherokee St North Charleston, SC	3.0	2.0	800	$1,999	$2.50	23d	1	1.24mi
4003 S Rhett Ave Unit B6 North Charleston, SC	2.0	1.0	640	$1,350	$2.11	25d	1	1.24mi
4003 S Rhett Ave Unit C5 North Charleston, SC	2.0	1.0	640	$1,399	$2.19	21d	1	1.24mi
2000 Reynolds Ave North Charleston, SC	2.0	2.0	1050	$2,000	$1.90	25d	1	1.27mi
2512 Bennett Yard Rd Unit B North Charleston, SC	3.0	1.5	834	$1,800	$2.16	25d	1	1.27mi
2150 Becker St North Charleston, SC	3.0	1.5	1104	$2,000	$1.81	25d	1	1.27mi
1914 Carlton St North Charleston, SC	2.0	1.0	760	$1,350	$1.78	13d	1	1.44mi
3110 Chicora Ave Unit A North Charleston, SC	1.0	1.0	600	$1,355	$2.26	25d	1	1.46mi
1901 Success St North Charleston, SC	3.0	2.0	1000	$1,650	$1.65	21d	1	1.49mi

Listing history 26 events

1. 2026-06-22
   days on market $215,300 Active 64 DOM
2. 2026-06-18
   days on market $215,300 Active 61 DOM
3. 2026-06-17
   days on market $215,300 Active 60 DOM
4. 2026-06-16
   days on market $215,300 Active 59 DOM
5. 2026-06-15
   days on market $215,300 Active 58 DOM
6. 2026-06-10
   days on market $215,300 Active 53 DOM
7. 2026-06-09
   days on market $215,300 Active 52 DOM
8. 2026-06-08
   days on market $215,300 Active 51 DOM
9. 2026-06-07
   days on market $215,300 Active 50 DOM
10. 2026-06-05
    days on market $215,300 Active 47 DOM
11. 2026-06-01
    days on market $215,300 Active 44 DOM
12. 2026-06-01
    status $215,300 Active 43 DOM
13. 2026-05-23
    status Pending
14. 2026-05-12
    price $215,300
15. 2026-04-09
    listed $234,000 Active
16. 2025-08-06
    historical
17. 2025-07-25
    historical Active Under Contract
18. 2025-06-24
    price $250,000
19. 2025-06-15
    listed $255,000 Active
20. 2025-02-08
    status Pending
21. 2025-02-08
    historical
22. 2025-02-03
    listed $245,000 Active
23. 2021-12-13
    soldstatus $105,000
24. 2021-11-22
    soldstatus $105,000 Closed
25. 2021-09-29
    historical Active Contingent
26. 2021-09-26
    listed $99,900 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: $1,914 · $159/mo
• Projected year-2 tax: $1,914 · $159/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,388
• − Mortgage interest: −$12,060
• − Property taxes: −$1,914
• − Insurance: −$1,076
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$6,263
• Taxable loss: −$3,347
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $1,161/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): 26,254
• Household income: $56,600
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1564.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -152.19%
• Current HPI: 372.8886
• Rent YoY: ▲ 6.36%
• 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

+115.5% since first listed

14 events — show timeline

• 2026-05-23 Pending — Charleston Trident MLS
• 2026-05-12 Price Changed $215,300 Charleston Trident MLS
• 2026-04-09 Listed $234,000 Charleston Trident MLS
• 2025-08-06 Listing Removed — Charleston Trident MLS
• 2025-07-25 Contingent — Charleston Trident MLS
• 2025-06-24 Price Changed $250,000 Charleston Trident MLS
• 2025-06-15 Listed $255,000 Charleston Trident MLS
• 2025-02-08 Pending — Charleston Trident MLS
• 2025-02-08 Listing Removed — Charleston Trident MLS
• 2025-02-03 Listed $245,000 Charleston Trident MLS
• 2021-12-13 Sold (Public Records) $105,000 Public Records
• 2021-11-22 Sold (MLS) $105,000 Charleston Trident MLS
• 2021-09-29 Contingent — Charleston Trident MLS
• 2021-09-26 Listed $99,900 Charleston Trident MLS

Property tax history

+15.3%/yr

Latest (2022): $1,914 · +251.7% YoY. Source: county tax records.