1042 Marsh Harrier Dr Unit Cc3-4-7 · Ravenel, SC 29470

$411,500

4 bd · 2.5 ba · 2,914 sqft · SingleFamily · 94 Days on market

Built 2025 6,969 sqft lot Est $487k · 15% under $75/mo HOA · 2% of rent ↓ 10% since listing

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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 +14.4/15.0
• Cash flow +11.8/30.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• DSCR +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of charm and modern living in this beautiful 4-bedroom, 2.5-bath home with 2,914 square feet of thoughtfully designed space. The open-concept layout welcomes you with hard surface flooring on the first floor, open kitchen, and primary bedroom with large walk-in closet on the first floor. Upstairs you will find 3 bedrooms with walk-in closets, open loft, and finished room over the garage. Talk about storage. Nestled in Homecoming, a quiet master plan community in the highly sought-after DD2 school district, this home combines style, comfort, and location -- everything you've been searching for in one perfect package.

Key facts

• Large walk-in closet
• Open-concept layout
• 6,969 sq ft lot

Tags

• OPEN-CONCEPT LAYOUT
• HARD SURFACE FLOORING
• LARGE WALK-IN CLOSET
• FINISHED ROOM OVER GARAGE
• MASTER PLAN COMMUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $412k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $395k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $355k (13.8% below list).
• Recommended offer: $355k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 1.3% in Ravenel — 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 62/100 on livability (#187 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: amenities F, commute F, health & safety F.
• Dorchester 02 (suburban): math 40% / reading 55% proficiency, ranked #12 of 80 in SC (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beech Hill Elementary (math 67% / reading 72%, grade A-, #38 of 597 statewide, top 7%, 1,101 students, 34% FRL); Gregg Middle (math 28% / reading 45%, grade F, #98 of 229 statewide, top 43%, 850 students, 76% FRL); Ashley Ridge High (math 73% / reading 93%, grade A, #18 of 196 statewide, top 9%, 2,542 students, 50% FRL) — zoned schools average 53% FRL vs 36% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 63% at this address vs 48% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Dorchester 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 196 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Dorchester County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $48k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $354,867 (13.8% 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 94 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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: 0.86% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $486,638
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1042 Marsh Harrier Dr Unit Cc3-4-7	0.00mi	4/2.5	2,914 (0%)	1mo	$410,000	$141	99
1046 House Finch Ave Unit Cc3-22-21	0.13mi	5/3.0 (+1)	2,817 (-3%)	0mo	$469,900	$167	81
1042 House Finch Ave Unit Cc3-22-19	0.13mi	5/3.0 (+1)	2,817 (-3%)	2mo	$479,900	$170	80
1017 Field Sparrow Dr	0.17mi	4/3.5	2,685 (-8%)	1mo	$520,000	$194	74
1030 House Finch Ave Unit Cc3-22-14	0.11mi	4/3.5	3,229 (+11%)	1mo	$470,000	$146	72
1039 Field Sparrow Dr Unit Cc3-23-4	0.15mi	4/2.5	2,484 (-15%)	1mo	$425,580	$171	68
1012 House Finch Ave Unit Cc3-22-6	0.11mi	4/3.5	3,228 (+11%)	7mo	$545,000	$169	67
1016 Swamp Harrier Ave	0.55mi	4/2.5	2,783 (-4%)	1mo	$383,900	$138	66
1011 Field Sparrow Dr Unit Cc3-2-7	0.17mi	4/3.5	3,229 (+11%)	9mo	$465,000	$144	63
1012 Swamp Harrier Ave	0.56mi	5/2.5 (+1)	2,824 (-3%)	6mo	$450,000	$159	59
1032 Magnolia Warbler Way	0.65mi	3/2.5 (-1)	2,521 (-14%)	0mo	$450,000	$179	42
1068 Magnolia Warbler Way	0.60mi	3/2.5 (-1)	2,500 (-14%)	3mo	$405,000	$162	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-73,927
• Equity at exit: $61,356

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-73,428
• Equity at exit: $35,579

Cash invested: $115,220 (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 29470

• Home prices YoY: -22.9%
• Active inventory: 196
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,549 medium
• Mortgage (P&I): −$2,158
• Tax est. 1.5%: −$514 /mo · $6,172/yr
• Insurance: −$171
• HOA: −$75
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $-115

Break-even live

Break-even rent $3,695

Max offer price $394,811

Occupancy floor 98%

Sensitivity live

Price	-10% $169	-5% $27	+0% $-115	+5% $-258	+10% $-400
Rent	-10% $-396	-5% $-256	+0% $-115	+5% $25	+10% $165
Rate	-1.0pp $92	-0.5pp $-11	base $-115	+0.5pp $-222	+1.0pp $-330

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: $102,875
• Closing costs: $12,345
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1088 Magnolia Warbler Way Ravenel, SC	4.0	3.5	2671	$2,999	$1.12	4d	1	0.54mi
245 Summer Tanager Dr Ravenel, SC	4.0	4.0	3735	$4,230	$1.13	4d	1	0.56mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 9 events

1. 2026-04-13
   status Pending
2. 2026-04-08
   status Active
3. 2026-03-04
   status Pending
4. 2026-03-03
   price $411,500
5. 2026-02-09
   price $426,500
6. 2026-02-05
   price $434,000
7. 2026-01-22
   price $441,500
8. 2026-01-05
   price $451,500
9. 2025-12-05
   listed $459,000 Active

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

Taxation est. · year 1

• Rental income: $42,584
• − Mortgage interest: −$23,050
• − Property taxes: −$6,172
• − Insurance: −$2,058
• − Repairs & maintenance: −$3,407
• − Management: −$3,407
• − HOA: −$900
• − Depreciation: −$11,971
• Taxable loss: −$8,381
• Est. tax savings @ 24.0%: +$2,011
• After-tax cash flow: $627/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: Dorchester 02
• NCES district ID: 4502010
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $57,937
• Composite: 41.41/100
• National rank: #3475
• State rank: #12 of 80 in SC

Livability — Ravenel

• Score: 62/100
• State rank: #187
• US rank: #16410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,869

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 186,982 people
• By 2030: 203,967 · +9.1%
• By 2040: 237,160 · +26.8%
• By 2050: 267,479 · +43.1%
• By 2075: 333,025 · +78.1%
• By 2100: 366,560 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 46% Black 45% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Serbian 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 3% Other Indo-European 2%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.8% · R 56.4% · Other 1.9%
• 2008→2024 swing: +0.9pp no change · 2008: -15.5pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+10.5 2016: R+17.5 2012: R+16.0 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.06%
• Current HPI: 356.2356
• 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

-10.3% since first listed

9 events — show timeline

• 2026-04-13 Pending — Charleston Trident MLS
• 2026-04-08 Relisted — Charleston Trident MLS
• 2026-03-04 Pending — Charleston Trident MLS
• 2026-03-03 Price Changed $411,500 Charleston Trident MLS
• 2026-02-09 Price Changed $426,500 Charleston Trident MLS
• 2026-02-05 Price Changed $434,000 Charleston Trident MLS
• 2026-01-22 Price Changed $441,500 Charleston Trident MLS
• 2026-01-05 Price Changed $451,500 Charleston Trident MLS
• 2025-12-05 Listed $459,000 Charleston Trident MLS