508 W Ashley Ave #12 · Folly Beach, SC 29439

$319,000

7 bd · 7.0 ba · 5,474 sqft · Timeshare · 157 Days on market

Built 2007 10,454 sqft lot $933/mo HOA · 21% of rent

---

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 +19.4/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Appreciation +5.9/10.0
• Schools +4.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to All Seasons, a stunning vacation home on beautiful Folly Beach, SC. This offering is for one interval / 4 weeks per year of ownership and vacation time in a gorgeous 5500sqft home with pool that comfortably sleeps 18. Imagine your luxurious, fully furnished, professionally managed and maintained home, ready to accommodate your large family and furry friends at the edge of America. With ocean views and a beach access right across the street, you will make memories that last a lifetime. (Interval 11 is also available making it possible to get 2 weeks together, 4x per year) Floor one starts on the second level with views of the ocean from your porch complete with several rocking cha

Key facts

• 4 level elevator
• Private backyard
• Ocean views

Tags

• OCEAN VIEWS
• BEACH ACCESS
• LARGE HEATED POOL
• PRIVATE BACKYARD
• 4 LEVEL ELEVATOR
• GAMING TABLE

Property features AI

Finance

• Other: Ownership: Fractional
• HOA & community: Quarterly association fee; Community features: dog park, lawn maintenance included, pool, storage, tennis courts, trash service

Exterior

• Parking: 3-car garage; Off-street parking
• Security: Storage structure on property
• Utilities: Septic tank; Charleston Water Service; Dominion Energy
• Home design: Residential fractional ownership; 3 stories; Handicapped equipped
• Construction: Metal roof; Storage building/structure
• Exterior features: Chain link fencing; Beach access; In-ground pool; Level lot (0 - 0.5 acre)

Interior

• Kitchen: Dishwasher; Disposal; Electric double oven; Gas cooktop; Microwave; Refrigerator; Ice maker; Kitchen island; Eat-in kitchen
• Bedrooms: 7 bedrooms; Primary suite with walk-in closet
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 8 bathrooms (7.0 total decimal bathrooms)
• Heating & cooling: Gas fireplace connection with gas log in living room (one fireplace)
• Interior features: Smooth ceilings; High ceilings; Elevator; Garden tub/shower; Kitchen island; Walk-in closets; Wet bar; Ceiling fans; Bonus room; Eat-in kitchen; Family room; Game room; Great room; Living/dining combo; Media room
• Laundry & utility: Laundry room; Washer included; Tankless water heater

What this means for you Summary

Snapshot

• This is a 7-bed/7.0-bath timeshare listed at $319k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (4.7% below list).
• Meets the 1% rule at list price ($4k rent vs $319k).
• Recommended offer: $281k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 1.5% in Folly Beach — 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 53/100 on livability (#340 in SC) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: crime D+, amenities F, commute 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: James Island Elementary (math 48% / reading 47%, grade D, #199 of 597 statewide, top 35%, 582 students, 53% FRL); Camp Road Middle (math 50% / reading 57%, grade C+, #29 of 229 statewide, top 13%, 864 students, 38% FRL); James Island Charter High (math 73% / reading 89%, grade A, #21 of 196 statewide, top 11%, 1,589 students, 36% FRL, charter) — zoned schools at 43% FRL track the district average.
• Market conditions: 72 active listings in the ZIP; 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (1.9% local appreciation)).
• Charleston County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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

• Watch-outs: flood insurance adds $460/mo; HOA is 21% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,720 (12.0% 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 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.39% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.16×
• Total profit: $14,377
• Equity at exit: $123,947

10-year hold

• IRR: 7.1%
• Equity multiple: 1.96×
• Total profit: $85,685
• Equity at exit: $177,055

Cash invested: $89,320 (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 29439

• Home prices YoY: 0.5%
• Active inventory: 72
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,422 medium
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$933
• Vacancy / Maint / Mgmt: −$929
• Net cashflow: $-104

Break-even live

Break-even rent $4,554

Max offer price $303,883

Occupancy floor 97%

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $933 · $11,196/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-18
   days on market $319,000 Active 157 DOM
2. 2026-06-17
   days on market $319,000 Active 156 DOM
3. 2026-06-16
   days on market $319,000 Active 155 DOM
4. 2026-06-15
   days on market $319,000 Active 154 DOM
5. 2026-06-10
   days on market $319,000 Active 149 DOM
6. 2026-06-09
   days on market $319,000 Active 148 DOM
7. 2026-06-08
   days on market $319,000 Active 147 DOM
8. 2026-06-07
   days on market $319,000 Active 146 DOM
9. 2026-06-05
   days on market $319,000 Active 143 DOM
10. 2026-06-03
    days on market $319,000 Active 142 DOM
11. 2026-06-01
    days on market $319,000 Active 140 DOM
12. 2026-05-31
    days on market $319,000 Active 139 DOM
13. 2026-01-12
    listed $319,000 Active
14. 2007-05-03
    historical
15. 2006-09-26
    listed $198,500

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥105°F today · 23 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: $53,066
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$7,120
• − Repairs & maintenance: −$4,245
• − Management: −$4,245
• − HOA: −$11,196
• − Depreciation: −$9,280
• Taxable loss: −$5,675
• Est. tax savings @ 24.0%: +$1,362
• After-tax cash flow: $108/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 — Folly Beach

• Score: 53/100
• State rank: #340
• US rank: #24512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Folly Beach, SC
• City population: 869
• Population (ZIP): 869

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Pacific Islander 2%
• Common ancestry: Lithuanian 6% Slovak 6% Italian 3%
• Languages at home: 98% English-only · Other Asian/Pacific 2%

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: ▲ 1.89%
• Current HPI: 385.9629
• 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

+60.7% since first listed

3 events — show timeline

• 2026-01-12 Listed $319,000 Charleston Trident MLS
• 2007-05-03 Listing Removed — Charleston Trident MLS
• 2006-09-26 Listed $198,500 Charleston Trident MLS