516 Arlington Dr Unit B8 · Charleston, SC 29414

$159,800

2 bd · 1.0 ba · 850 sqft · Condo public records · 57 Days on market

Built 1969 $371/mo HOA · 21% 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).

• Cash flow +10.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT 2 BEDROOM TOP FLOOR END UNIT IN WEST ASHLEY. LARGE LIVING AREA, BEAUTIFUL RENOVATED KITCHEN, NICE SIZE BEDROOMS. ENJOY YOUR OWN SPACE AT A GREAT PRICE AND IN A GREAT LOCATION. CLOSE TO THE CITADEL MALL, MANY RESAURANTS AND LOTS OF SHOPPING. CLOSE TO DOWNTOWN CHARLESTON AND THE BEACH. UNIT WAS RENOVATED IN 2001. MONTHLY REGIME OF $108.91 INCLUDES WATER, LANDSCAPE, FITNESS/EXERCISE ROOM & INSURANCE ON EXTERIOR OF BUILDING. SELLER WILL PAY $1000.00 IN BUYERS CLOSING COST.

Key facts

• All-in-one appliance
• White cabinetry
• West ashley location

Tags

• WEST ASHLEY LOCATION
• WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• 3.2 MILES FROM AVONDALE
• 7.4 MILES FROM TANGER OUTLETS
• ALL-IN-ONE APPLIANCE

Property features AI

Finance

• HOA & community: Association fee of $371.50 per month

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Charleston Water Service; Dominion Energy
• Home design: Residential condominium; Single family attached; Two levels
• Construction: Condominium structure
• Exterior features: Asphalt roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Other kitchen features
• Bedrooms: 2 bedrooms; Primary bedroom with ceiling fan
• Bathrooms: 1 bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blown ceiling insulation; Ceiling fans; Living/dining combo
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-80 ($-956/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (8.8% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (8.8% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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-.
• 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: Oakland Elementary (math 46% / reading 47%, grade D-, #215 of 597 statewide, top 36%, 530 students, 100% FRL); West Ashley High (math 52% / reading 84%, grade B, #70 of 196 statewide, top 36%, 1,935 students, 100% FRL) — zoned schools average 100% FRL vs 44% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 275 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 57 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $29k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $123k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $145,721 (8.8% 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 57 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.22% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-30,351
• Equity at exit: $23,827

10-year hold

• IRR: -11.1%
• Equity multiple: 0.32×
• Total profit: $-30,424
• Equity at exit: $13,817

Cash invested: $44,744 (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 29414

• Rents YoY: 3.2%
• Active inventory: 275
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,730 high
• Mortgage (P&I): −$838
• Tax from tax record: −$171 /mo · $2,048/yr
• Insurance: −$67
• HOA: −$371
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-80

Break-even live

Break-even rent $1,831

Max offer price $145,721

Occupancy floor 100%

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: $39,950
• Closing costs: $4,794
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 Arlington Dr Unit A4 Charleston, SC	2.0	1.0	650	$1,500	$2.31	14d	1	0.02mi
2103 Rondo St Charleston, SC	2.0	1.5	761	$1,673	$2.20	11d	1	0.04mi
2103 Rondo St Unit D Charleston, SC	2.0	1.5	761	$1,728	$2.27	11d	1	0.04mi
507 Arlington Dr Unit D Charleston, SC	2.0	1.5	980	$1,795	$1.83	3d	1	0.06mi
507 Stinson Dr Unit 6G Charleston, SC	2.0	1.5	958	$1,600	$1.67	23d	1	0.53mi
1906 Delmar St Unit A Charleston, SC	2.0	1.0	600	$1,450	$2.42	23d	1	0.74mi
1916 Sam Rittenberg Blvd Charleston, SC	1.0–2.0	1.0–2.0	975	$2,038	$2.09	3d	17	0.95mi
1724 Pearlott St Charleston, SC	2.0	1.0	987	$3,250	$3.29	3d	1	1.02mi
1715 Grech St Charleston, SC	2.0	1.5	1020	$1,800	$1.76	3d	2	1.09mi
900 E Estates Blvd Unit 930B Charleston, SC	2.0	1.5	1100	$1,635	$1.49	23d	1	1.23mi
1543 Evergreen St Charleston, SC	2.0	1.0	725	$1,350	$1.86	3d	1	1.40mi
711 Locust St Charleston, SC	2.0	1.0	950	$1,650	$1.74	3d	1	1.43mi

HOA detail condo

• Monthly dues: $371 · $4,452/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $159,800 Active 57 DOM
2. 2026-06-17
   days on market $159,800 Active 56 DOM
3. 2026-06-16
   days on market $159,800 Active 55 DOM
4. 2026-06-15
   days on market $159,800 Active 54 DOM
5. 2026-06-10
   days on market $159,800 Active 49 DOM
6. 2026-06-09
   days on market $159,800 Active 48 DOM
7. 2026-06-08
   days on market $159,800 Active 47 DOM
8. 2026-06-07
   days on market $159,800 Active 46 DOM
9. 2026-06-05
   days on market $159,800 Active 43 DOM
10. 2026-06-03
    days on market $159,800 Active 42 DOM
11. 2026-06-01
    days on market $159,800 Active 40 DOM
12. 2026-05-31
    days on market $159,800 Active 39 DOM
13. 2026-05-08
    status Active
14. 2026-05-08
    price $179,000
15. 2026-02-06
    listed $189,000 Active
16. 2020-10-09
    soldstatus $123,000
17. 2017-06-27
    soldstatus $105,000
18. 2007-10-10
    soldstatus $92,900
19. 2007-09-28
    soldstatus $92,165 483-char remark

    Show marketing remark (483 chars)

    GREAT 2 BEDROOM TOP FLOOR END UNIT IN WEST ASHLEY. LARGE LIVING AREA, BEAUTIFUL RENOVATED KITCHEN, NICE SIZE BEDROOMS. ENJOY YOUR OWN SPACE AT A GREAT PRICE AND IN A GREAT LOCATION. CLOSE TO THE CITADEL MALL, MANY RESAURANTS AND LOTS OF SHOPPING. CLOSE TO DOWNTOWN CHARLESTON AND THE BEACH. UNIT WAS RENOVATED IN 2001. MONTHLY REGIME OF $108.91 INCLUDES WATER, LANDSCAPE, FITNESS/EXERCISE ROOM & INSURANCE ON EXTERIOR OF BUILDING. SELLER WILL PAY $1000.00 IN BUYERS CLOSING COST.

20. 2007-04-01
    listed $89,990 483-char remark

    Show marketing remark (483 chars)

    GREAT 2 BEDROOM TOP FLOOR END UNIT IN WEST ASHLEY. LARGE LIVING AREA, BEAUTIFUL RENOVATED KITCHEN, NICE SIZE BEDROOMS. ENJOY YOUR OWN SPACE AT A GREAT PRICE AND IN A GREAT LOCATION. CLOSE TO THE CITADEL MALL, MANY RESAURANTS AND LOTS OF SHOPPING. CLOSE TO DOWNTOWN CHARLESTON AND THE BEACH. UNIT WAS RENOVATED IN 2001. MONTHLY REGIME OF $108.91 INCLUDES WATER, LANDSCAPE, FITNESS/EXERCISE ROOM & INSURANCE ON EXTERIOR OF BUILDING. SELLER WILL PAY $1000.00 IN BUYERS CLOSING COST.

21. 2003-08-05
    soldstatus $74,000
22. 2003-08-01
    soldstatus $74,000 295-char remark

    Show marketing remark (295 chars)

    SHARP CONDO, UPSTAIRS END UNIT*TOTALLY RENOVATED 2001 TOP TO BOTTOM*INCLUDES WASHER-DRYER, CEILING FANS, BERBER CARPET, WINDOW BLINDS, NEW COUNTER TOPS, REFRIGERATOR, STOVE AND DISHWASHER*LOVELY & WELL KEMPT*TENANT OCCUPIED@ $650*REGIME INCLUDES WATER*LOW MAINTENANCE BUILDING*WORK-OUT ROOM*

23. 2002-09-17
    listed $74,700 295-char remark

    Show marketing remark (295 chars)

    SHARP CONDO, UPSTAIRS END UNIT*TOTALLY RENOVATED 2001 TOP TO BOTTOM*INCLUDES WASHER-DRYER, CEILING FANS, BERBER CARPET, WINDOW BLINDS, NEW COUNTER TOPS, REFRIGERATOR, STOVE AND DISHWASHER*LOVELY & WELL KEMPT*TENANT OCCUPIED@ $650*REGIME INCLUDES WATER*LOW MAINTENANCE BUILDING*WORK-OUT ROOM*

ⓘ 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: $2,048 · $171/mo
• Projected year-2 tax: $2,048 · $171/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 4/10 Moderate FEMA zone X (shaded) · 16% chance over 30 yrs
• 🔥 Wildfire 4/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,758
• − Mortgage interest: −$8,951
• − Property taxes: −$2,048
• − Insurance: −$799
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − HOA: −$4,452
• − Depreciation: −$4,649
• Taxable loss: −$3,462
• Est. tax savings @ 24.0%: +$831
• After-tax cash flow: $-125/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 — 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

• Census place: Charleston, SC
• County: Charleston County · 366,793 people
• City population: 200,573
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 44,727
• Household income: $99,529
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1212.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 15% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -299.87%
• Current HPI: 320.1968
• Rent YoY: ▲ 3.22%
• 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

+139.6% since first listed

11 events — show timeline

• 2026-05-08 Relisted — Charleston Trident MLS
• 2026-05-08 Price Changed $179,000 Charleston Trident MLS
• 2026-02-06 Listed $189,000 Charleston Trident MLS
• 2020-10-09 Sold (Public Records) $123,000 Public Records
• 2017-06-27 Sold (Public Records) $105,000 Public Records
• 2007-10-10 Sold (Public Records) $92,900 Public Records
• 2007-09-28 Sold (MLS) $92,165 Charleston Trident MLS
• 2007-04-01 Listed $89,990 Charleston Trident MLS
• 2003-08-05 Sold (Public Records) $74,000 Public Records
• 2003-08-01 Sold (MLS) $74,000 Charleston Trident MLS
• 2002-09-17 Listed $74,700 Charleston Trident MLS

Property tax history

+17.4%/yr

Latest (2022): $2,048 · +1.2% YoY. Source: county tax records.