4488 Great Oak Dr Unit 10-G · North Charleston, SC 29418

$190,000

2 bd · 2.5 ba · 1,682 sqft · Townhouse

Built 2005 2,178 sqft lot Est $279k · 32% under $335/mo HOA · 17% 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 +15.0/15.0
• Cash flow +11.5/30.0
• 1% rule +5.6/10.0
• Schools +4.3/10.0
• DSCR +3.4/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THREE STORY 2BR.(OPTION 3BR.) TOWNHOMES WITH DOUBLE DECKS AND COVERED PATIO. OPEN FLOOR PLAN W/ 9' SMOOTH CIELINGS. TOWNHOME BACKED TO POND AND 2 MINUTE WALK TO RIVERS EDGE. AMENITIES: DEEP WATER ACCESS, BOAT RAMP, DOCK, POOL, CLUBHOUSE!

Key facts

• $335 HOA
• Garage
• Built 2005

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $-61 ($-735/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (4.7% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $181k (4.7% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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: Hunley Park Elementary (math 27% / reading 27%, grade F, #421 of 597 statewide, top 73%, 410 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); 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 27% 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; 13 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 37% 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 $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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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.
• Current owner paid $149k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $181,141 (4.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.06% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $279,212
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4488 Great Oak Dr Unit 10-G	0.00mi	2/2.5	1,682 (0%)	0mo	$175,000	$104	100
4543 Great Oak Dr	0.08mi	2/2.5	1,682 (0%)	5mo	$240,000	$143	92
4509 Great Oak Dr	0.05mi	2/2.5	1,615 (-4%)	4mo	$272,000	$168	88
4666 Palm View Cir	0.12mi	2/2.5	1,704 (+1%)	14mo	$289,000	$170	80
4692 Palm View Cir	0.10mi	3/2.5 (+1)	1,586 (-6%)	1mo	$285,000	$180	80
4654 Palm View Cir	0.14mi	2/2.5	1,810 (+8%)	4mo	$267,500	$148	77
4538 Great Oak Dr Unit 4d	0.07mi	3/2.5 (+1)	1,628 (-3%)	15mo	$270,000	$166	74
4671 Palm View Cir	0.13mi	3/2.5 (+1)	1,536 (-9%)	3mo	$267,000	$174	72
4669 Palm View Cir	0.09mi	3/2.5 (+1)	1,536 (-9%)	9mo	$250,000	$163	69
4636 Palm View Cir	0.16mi	3/3.5 (+1)	1,810 (+8%)	4mo	$292,900	$162	68
4630 Palm View Cir	0.15mi	3/2.5 (+1)	1,818 (+8%)	11mo	$290,000	$160	66
4678 Palm View Cir	0.10mi	3/2.5 (+1)	1,473 (-12%)	13mo	$290,000	$197	59

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-35,936
• Equity at exit: $28,330

10-year hold

• IRR: -13.9%
• Equity multiple: 0.22×
• Total profit: $-41,356
• Equity at exit: $16,428

Cash invested: $53,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$335
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-61

Break-even live

Break-even rent $2,086

Max offer price $181,141

Occupancy floor 98%

Sensitivity live

Price	-10% $70	-5% $4	+0% $-61	+5% $-127	+10% $-193
Rent	-10% $-220	-5% $-141	+0% $-61	+5% $18	+10% $97
Rate	-1.0pp $34	-0.5pp $-13	base $-61	+0.5pp $-110	+1.0pp $-161

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4492 Great Oak Dr Unit 1 North Charleston, SC	3.0	2.5	1976	$2,100	$1.06	16d	1	0.02mi
4370 Great Oak DR , SC	3.0	1.5	1156	$1,650	$1.43	25d	1	0.10mi
4589 Palm View Cir North Charleston, SC	3.0	2.5	1596	$2,500	$1.57	12d	1	0.11mi
4668 Palm View Cir North Charleston, SC	3.0	2.5	1810	$2,250	$1.24	4d	1	0.13mi
4356 Cheviot Dr North Charleston, SC	3.0	2.0	1699	$2,295	$1.35	25d	1	0.37mi
6520 Dorchester Rd North Charleston, SC	2.0–3.0	1.0–2.0	1010	$1,200	$1.19	25d	9	0.48mi
4775 Apartment Blvd North Charleston, SC	2.0–3.0	1.0–1.5	1025	$1,595	$1.56	4d	3	0.67mi
4791 Apartment Blvd North Charleston, SC	2.0–3.0	1.5	1250	$1,200	$0.96	25d	1	0.82mi
4211 Britain Ct North Charleston, SC	2.0–3.0	1.5–2.5	1355	$1,695	$1.25	13d	4	0.92mi
5581 Fowler Dr North Charleston, SC	3.0	1.5	1370	$1,800	$1.31	25d	1	1.09mi
4371 Purdue Dr North Charleston, SC	3.0	1.5	1185	$1,800	$1.52	25d	1	1.15mi
4305 Bream Rd North Charleston, SC	2.0–3.0	1.5	1006	$1,150	$1.14	25d	4	1.27mi
123 Toura Ln Charleston, SC	3.0	2.0	1580	$2,500	$1.58	16d	1	1.37mi

HOA detail

• Monthly dues: $335 · $4,020/yr
• Likely covers: waterpool

Listing history 4 events

1. 2026-04-17
   historical
2. 2026-04-16
   listed $190,000
3. 2005-01-25
   soldstatus $148,900 237-char remark

   Show marketing remark (237 chars)

   THREE STORY 2BR.(OPTION 3BR.) TOWNHOMES WITH DOUBLE DECKS AND COVERED PATIO. OPEN FLOOR PLAN W/ 9' SMOOTH CIELINGS. TOWNHOME BACKED TO POND AND 2 MINUTE WALK TO RIVERS EDGE. AMENITIES: DEEP WATER ACCESS, BOAT RAMP, DOCK, POOL, CLUBHOUSE!

4. 2004-10-26
   listed $148,900 237-char remark

   Show marketing remark (237 chars)

   THREE STORY 2BR.(OPTION 3BR.) TOWNHOMES WITH DOUBLE DECKS AND COVERED PATIO. OPEN FLOOR PLAN W/ 9' SMOOTH CIELINGS. TOWNHOME BACKED TO POND AND 2 MINUTE WALK TO RIVERS EDGE. AMENITIES: DEEP WATER ACCESS, BOAT RAMP, DOCK, POOL, CLUBHOUSE!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $24,104
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − HOA: −$4,020
• − Depreciation: −$5,527
• Taxable loss: −$3,743
• Est. tax savings @ 24.0%: +$898
• After-tax cash flow: $164/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

+27.6% since first listed

4 events — show timeline

• 2026-04-17 Listing Removed — Charleston Trident MLS
• 2026-04-16 Listed $190,000 Charleston Trident MLS
• 2005-01-25 Sold (MLS) $148,900 Charleston Trident MLS
• 2004-10-26 Listed $148,900 Charleston Trident MLS