145 Brightwood Dr · Charleston, SC 29450

$440,000

4 bd · 2.5 ba · 2,238 sqft · SingleFamily public records · 3 Days on market

Built 2012 Est $419k · 5% over $42/mo HOA · 1% of rent

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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 +21.0/30.0
• DSCR +6.7/10.0
• ARV discount +5.2/15.0
• 1% rule +4.5/10.0
• Appreciation +4.4/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to Brightwood Plantation! Only an easy 18 mile drive away from Mount Pleasant and 21 mile drive from Isle of Palms Beach, this home is sure to check all of the boxes. All appliances in the gorgeous kitchen will convey. The spacious owners suite is on the first floor and has brand new LVP flooring. The owner's bathroom is equipped with tile, a walk in shower and soaking tub! Lots of space and options with 2 bedrooms, a bonus room and a loft upstairs that could easily be made into a 4th and 5th bedroom if desired! The backyard is the perfect outdoor space with a deck, patio and gazebo as well as a shed for your outdoor tools and beach equipment! The neighborhood has a beautiful clubhouse and pool for your family to enjoy! .

Key facts

• Walk-in closet
• Spa-like bathroom
• Hardwoods flow

Tags

• MAIN-LEVEL PRIMARY SUITE
• HARDWOODS FLOW
• 42-INCH MAPLE CABINETRY
• CUSTOM GRANITE COUNTERTOPS
• WALK-IN CLOSET
• SPA-LIKE BATHROOM

Property features AI

Finance

• HOA & community: Annual association fee of $500; Community pool; Trash service

Exterior

• Parking: Attached 2-car garage
• Security: No specific security features listed
• Utilities: Public sewer; Berkeley Electric Cooperative service
• Home design: Single-family detached home; Two levels; Located in Brightwood subdivision; Interior, level lot
• Construction: Shed on property
• Exterior features: Garden; Privacy wood fencing; Architectural roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Eat-in kitchen
• Bedrooms: 4 bedrooms; Primary bedroom on lower level with ceiling fan, garden tub/shower, and walk-in closet
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air; Heat pump
• Interior features: Cathedral/vaulted and smooth ceilings; Garden tub with shower; Walk-in closets; Ceiling fans; Eat-in kitchen; Family room; Loft
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/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 $417k (5.3% below list).
• Recommended offer: $417k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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-.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cainhoy Elementary (math 2% / reading 12%, grade F, #594 of 597 statewide, top 100%, 154 students, 100% FRL); Philip Simmons Middle (math 31% / reading 48%, grade F, #82 of 229 statewide, top 37%, 428 students, 35% FRL); Philip Simmons High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 771 students, 21% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 69 active listings in the ZIP; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $3k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $123k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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, 96% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $416,810 (5.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.95% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $418,506
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Brightwood Dr	0.06mi	3/2.0 (-1)	2,100 (-6%)	1mo	$390,000	$186	79
420 Sablewood Dr	0.18mi	4/2.5	2,083 (-7%)	2mo	$390,000	$187	78
104 Brightwood Dr	0.19mi	3/2.5 (-1)	2,200 (-2%)	10mo	$489,000	$222	74
454 Sablewood Dr	0.05mi	3/2.5 (-1)	2,200 (-2%)	20mo	$439,000	$200	73
102 Brightwood Dr	0.21mi	3/2.5 (-1)	2,400 (+7%)	2mo	$445,000	$185	71
434 Sablewood Dr	0.16mi	3/2.5 (-1)	2,100 (-6%)	23mo	$345,000	$164	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $4,058
• Equity at exit: $103,761

10-year hold

• IRR: 7.5%
• Equity multiple: 1.71×
• Total profit: $87,405
• Equity at exit: $106,882

Cash invested: $123,200 (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 29450

• Home prices YoY: -0.2%
• Active inventory: 69
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,168 medium
• Mortgage (P&I): −$2,307
• Tax from tax record: −$137 /mo · $1,649/yr
• Insurance: −$183
• HOA: −$42
• Vacancy / Maint / Mgmt: −$875
• Net cashflow: $623

Break-even live

Break-even rent $3,380

Max offer price $440,000

Occupancy floor 80%

Sensitivity live

Price	-10% $872	-5% $747	+0% $623	+5% $498	+10% $374
Rent	-10% $293	-5% $458	+0% $623	+5% $787	+10% $952
Rate	-1.0pp $844	-0.5pp $735	base $623	+0.5pp $509	+1.0pp $393

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: pool

Listing history 4 events

1. 2026-06-18
   days on market $440,000 Active 3 DOM
2. 2026-06-17
   days on market $440,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $440,000 Active 1 DOM

ⓘ 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: $1,649 · $137/mo
• Projected year-2 tax: $2,508 · $209/mo
• Expected delta: +$859/yr (+$72/mo · 52.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,017
• − Mortgage interest: −$24,647
• − Property taxes: −$1,649
• − Insurance: −$2,200
• − Repairs & maintenance: −$4,001
• − Management: −$4,001
• − HOA: −$504
• − Depreciation: −$12,800
• Taxable income: $215
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $7,420/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 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

• City population: 200,573
• Population (ZIP): 3,124

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 25% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6% Dominican 2%
• Common ancestry: Serbian 7% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.12%
• Current HPI: 462.4619
• 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

+528.6% since first listed

10 events — show timeline

• 2026-06-15 Listed $440,000 Charleston Trident MLS
• 2024-02-20 Sold (Public Records) $395,000 Public Records
• 2024-02-16 Sold (MLS) — RAGPD
• 2024-01-18 Listed — RAGPD
• 2023-11-17 Listed $394,999 RAGPD
• 2012-08-14 Sold (MLS) $169,500 Charleston Trident MLS
• 2012-04-30 Listed $169,500 Charleston Trident MLS
• 2011-12-29 Sold (MLS) $10,500 Charleston Trident MLS
• 2011-09-16 Listed $15,000 Charleston Trident MLS
• 2006-10-17 Sold (Public Records) $70,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,649 · +57.7% YoY. Source: county tax records.