330 Concord St Unit 4b · Charleston, SC 29401

$350,000

2 bd · 2.0 ba · 1,509 sqft · Condo public records · 435 Days on market

Built 1980 $1100/mo HOA · 24% 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 +19.3/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated and well cared for 4th floor condo with many upgrades and modifications. Two spacious bedrooms with large, open living/dining area; second bedroom has custom built-in desk/bookcase/cabinet unit and plenty of space for a double bed or a Murphy bed; great storage with all closets fitted out by California Closets, cabinet in the kitchen with washer and dryer. Light, bright pecan & walnut flooring in living/dining/den and hallway. Kitchen and both bathrooms have tile floors and refinished cabinetry. Washer/dryer located in kitchen. This corner condo has harbor and city views from both balconies which run the length of the condo.

Key facts

• Walk-in closet
• Spa tub
• $1,100 HOA

Tags

• FLOOR-TO-CEILING WINDOWS
• CUSTOM-BUILT CABINETRY
• WALK-IN CLOSET
• TRAVERTINE WALK-IN SHOWER
• SPA TUB
• TRAVERTINE SHOWER COMBINATION

Property features AI

Finance

• Other: No other structures on the property
• HOA & community: HOA fee charged monthly; Community amenities include elevators, pool, park, and trash service

Exterior

• Parking: Off-street parking
• Security: Gated community; Community security
• Utilities: Public sewer; Charleston Water Service; Dominion Energy
• Home design: Single-family attached residence; Condominium / High-rise; One level
• Construction: Built-up roof
• Exterior features: Balcony; Riverfront

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms; Primary bedroom with garden tub/shower
• Flooring: Carpet; Wood
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air
• Interior features: Smooth ceilings; Family room
• Laundry & utility: Washer/Dryer stacked; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Memminger Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 387 students, 100% FRL); Simmons Pinckney Middle (math 3% / reading 13%, grade F, #226 of 229 statewide, top 99%, 219 students, 100% FRL); Burke High (math 32% / reading 67%, grade D, #151 of 196 statewide, top 79%, 352 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 25% at this address vs 50% district-wide (-26 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 fast (+4.2%/yr); 116 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• At $4,619/mo this rent would consume 56% of the median local household income ($100k/yr) (locally 676% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 435 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask has dropped $40k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 24% of rent.
• Climate carrying-cost: severe flood risk; 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 $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 435 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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. 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.
10. 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.
11. 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: 1.32% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.21% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.69×
• Total profit: $-30,173
• Equity at exit: $52,186

10-year hold

• IRR: 3.4%
• Equity multiple: 1.27×
• Total profit: $26,261
• Equity at exit: $30,262

Cash invested: $98,000 (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 29401

• Rents YoY: 4.2%
• Active inventory: 116
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $4,619 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$184 /mo · $2,209/yr
• Insurance: −$146
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,100
• Vacancy / Maint / Mgmt: −$970
• Net cashflow: $317

Break-even live

Break-even rent $4,217

Max offer price $350,000

Occupancy floor 88%

Sensitivity live

Price	-10% $516	-5% $417	+0% $317	+5% $218	+10% $119
Rent	-10% $-47	-5% $135	+0% $317	+5% $500	+10% $682
Rate	-1.0pp $494	-0.5pp $406	base $317	+0.5pp $227	+1.0pp $135

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Gadsdenboro St #411 Charleston, SC	2.0	2.0	1154	$4,900	$4.25	3d	1	0.15mi
31 Laurens St Charleston, SC	2.0	1.0–2.5	1209	$8,295	$6.86	3d	39	0.23mi
65 Alexander St Charleston, SC	3.0	2.0	1860	$6,400	$3.44	15d	1	0.27mi
35 Society St Unit 1 Charleston, SC	2.0	1.0	1157	$4,100	$3.54	24d	1	0.38mi
13 Elizabeth St Unit A Charleston, SC	1.0	1.0	1100	$3,000	$2.73	24d	1	0.40mi
13 Elizabeth St Apt B Charleston, SC	3.0	1.5	1600	$4,800	$3.00	11d	1	0.40mi
13 Elizabeth St Apt B Charleston, SC	3.0	1.5	1400	$4,800	$3.43	24d	1	0.40mi
139 Alexander St Charleston, SC	2.0	2.0	1200	$2,195	$1.83	3d	1	0.42mi
8 John St Charleston, SC	3.0	2.0	1100	$4,000	$3.64	24d	1	0.51mi
16 Reid St Unit 1 Charleston, SC	3.0	1.5	1300	$2,999	$2.31	24d	1	0.60mi
39 America St Unit A Charleston, SC	3.0	1.0	1200	$2,600	$2.17	24d	1	0.60mi
19 Amherst St Unit 1 Charleston, SC	3.0	1.5	1350	$3,299	$2.44	24d	1	0.62mi
175 Concord St #204 Charleston, SC	2.0	2.0	1127	$3,950	$3.50	3d	1	0.63mi
335 King St Unit B Charleston, SC	2.0	1.5	1200	$3,200	$2.67	24d	1	0.64mi
655 E Bay St Charleston, SC	3.0	1.0–2.0	1353	$3,901	$2.88	3d	5	0.66mi
235 King St Unit 1 Charleston, SC	2.0	1.5	1500	$3,700	$2.47	24d	1	0.70mi
1 Vendue Range Unit M Charleston, SC	2.0	2.5	1732	$5,900	$3.41	3d	1	0.71mi
62 Queen St Charleston, SC	2.0	2.0	1300	$5,500	$4.23	11d	1	0.78mi
61 Queen St Unit B Charleston, SC	2.0	1.0	1100	$5,000	$4.55	24d	1	0.81mi
28 Woolfe St Unit 1523766P Charleston, SC	3.0	3.0	1356	$3,326	$2.45	15d	1	0.82mi
28 Broad St Unit 304 Charleston, SC	3.0	2.0	1975	$7,500	$3.80	24d	1	0.84mi
441 Meeting St Charleston, SC	2.0	1.0–2.0	993	$4,013	$4.04	3d	13	0.85mi
3 Exchange St Charleston, SC	3.0	2.5	1680	$11,000	$6.55	24d	1	0.85mi
23 Archdale St Unit J Charleston, SC	2.0	1.5	1300	$3,150	$2.42	19d	1	0.85mi
17 West St Charleston, SC	2.0	2.5	1108	$4,500	$4.06	24d	1	0.87mi
78 Nassau St Charleston, SC	3.0	2.0	1068	$4,500	$4.21	3d	1	0.88mi
24 Blake St Unit B Charleston, SC	2.0	2.5	1200	$3,200	$2.67	24d	1	0.88mi
123 Wentworth St Unit C Charleston, SC	2.0	2.0	1100	$3,430	$3.12	11d	1	0.92mi
18 Line St Unit C Charleston, SC	3.0	2.0	1300	$3,281	$2.52	15d	1	0.93mi
78 Legare St Charleston, SC	3.0	2.5	2037	$7,500	$3.68	15d	1	0.95mi
45 Morris St Unit A Charleston, SC	3.0	2.5	1449	$5,300	$3.66	3d	1	0.96mi
73 Cooper St Charleston, SC	3.0	3.0	1450	$6,000	$4.14	24d	1	0.97mi
144 Queen St Apt A Charleston, SC	3.0	1.0	1314	$4,800	$3.65	12d	1	1.00mi
40 Line St Charleston, SC	2.0	1.0–2.0	1032	$10,465	$10.14	3d	79	1.01mi
105 Cooper St Charleston, SC	3.0	2.0	1056	$2,750	$2.60	24d	1	1.02mi
2 Poulnot Ln Charleston, SC	3.0	1.5	1540	$5,700	$3.70	19d	1	1.03mi
8 Ford Ct Charleston, SC	3.0	2.5	2208	$9,850	$4.46	3d	1	1.03mi
9 Bogard St Apt C Charleston, SC	3.0	2.5	1339	$5,400	$4.03	24d	1	1.07mi
201 Nassau St Charleston, SC	3.0	2.0	1188	$3,800	$3.20	3d	1	1.12mi
838 Morrison Dr Charleston, SC	3.0	1.0–2.0	984	$4,000	$4.07	3d	28	1.15mi

HOA detail condo

• Monthly dues: $1,100 · $13,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-18
   days on market $350,000 Active 435 DOM
2. 2026-06-17
   days on market $350,000 Active 434 DOM
3. 2026-06-16
   days on market $350,000 Active 433 DOM
4. 2026-06-15
   days on market $350,000 Active 432 DOM
5. 2026-06-10
   days on market $350,000 Active 427 DOM
6. 2026-06-09
   days on market $350,000 Active 426 DOM
7. 2026-06-08
   days on market $350,000 Active 425 DOM
8. 2026-06-07
   days on market $350,000 Active 424 DOM
9. 2026-06-05
   days on market $350,000 Active 421 DOM
10. 2026-06-03
    days on market $350,000 Active 420 DOM
11. 2026-06-01
    days on market $350,000 Active 418 DOM
12. 2026-05-31
    days on market $350,000 Active 417 DOM
13. 2025-06-27
    price $350,000
14. 2025-04-09
    listed $389,900 Active
15. 2022-08-12
    soldstatus $650,000
16. 2022-08-10
    soldstatus $650,000 Closed 645-char remark

    Show marketing remark (645 chars)

    Updated and well cared for 4th floor condo with many upgrades and modifications. Two spacious bedrooms with large, open living/dining area; second bedroom has custom built-in desk/bookcase/cabinet unit and plenty of space for a double bed or a Murphy bed; great storage with all closets fitted out by California Closets, cabinet in the kitchen with washer and dryer. Light, bright pecan & walnut flooring in living/dining/den and hallway. Kitchen and both bathrooms have tile floors and refinished cabinetry. Washer/dryer located in kitchen. This corner condo has harbor and city views from both balconies which run the length of the condo.

17. 2022-07-28
    historical Active Contingent 645-char remark

    Show marketing remark (645 chars)

    Updated and well cared for 4th floor condo with many upgrades and modifications. Two spacious bedrooms with large, open living/dining area; second bedroom has custom built-in desk/bookcase/cabinet unit and plenty of space for a double bed or a Murphy bed; great storage with all closets fitted out by California Closets, cabinet in the kitchen with washer and dryer. Light, bright pecan & walnut flooring in living/dining/den and hallway. Kitchen and both bathrooms have tile floors and refinished cabinetry. Washer/dryer located in kitchen. This corner condo has harbor and city views from both balconies which run the length of the condo.

18. 2022-07-26
    listed $700,000 Active 645-char remark

    Show marketing remark (645 chars)

    Updated and well cared for 4th floor condo with many upgrades and modifications. Two spacious bedrooms with large, open living/dining area; second bedroom has custom built-in desk/bookcase/cabinet unit and plenty of space for a double bed or a Murphy bed; great storage with all closets fitted out by California Closets, cabinet in the kitchen with washer and dryer. Light, bright pecan & walnut flooring in living/dining/den and hallway. Kitchen and both bathrooms have tile floors and refinished cabinetry. Washer/dryer located in kitchen. This corner condo has harbor and city views from both balconies which run the length of the condo.

19. 2021-08-18
    historical
20. 2021-02-17
    price $699,000
21. 2020-10-12
    price $749,000
22. 2020-08-28
    listed $754,500 Active
23. 2007-10-22
    soldstatus $520,000
24. 2007-10-18
    soldstatus $520,000
25. 2006-06-06
    listed $525,000
26. 2005-02-04
    soldstatus $420,000
27. 2005-02-01
    soldstatus $420,000
28. 2004-05-20
    listed $424,900
29. 2004-05-17
    historical
30. 2004-02-19
    listed $450,000
31. 2000-03-02
    soldstatus $305,000
32. 2000-03-01
    soldstatus $305,000
33. 2000-01-04
    listed $305,000
34. 1999-09-30
    historical
35. 1999-07-21
    listed $375,000
36. 1983-02-01
    soldstatus $140,000

ⓘ 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: $2,209 · $184/mo
• Projected year-2 tax: $2,209 · $184/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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $55,432
• − Mortgage interest: −$19,605
• − Property taxes: −$2,209
• − Insurance: −$2,548
• − Repairs & maintenance: −$4,435
• − Management: −$4,435
• − HOA: −$13,200
• − Depreciation: −$10,182
• Taxable loss: −$1,181
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $4,093/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): 9,339
• Household income: $99,667
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 676.0

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 (79%)
• Race & ethnicity: White 79% Black 11% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Slovak 6% Lithuanian 3% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -502.42%
• Current HPI: 365.3887
• Rent YoY: ▲ 4.21%
• 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

+150.0% since first listed

24 events — show timeline

• 2025-06-27 Price Changed $350,000 Charleston Trident MLS
• 2025-04-09 Listed $389,900 Charleston Trident MLS
• 2022-08-12 Sold (Public Records) $650,000 Public Records
• 2022-08-10 Sold (MLS) $650,000 Charleston Trident MLS
• 2022-07-28 Contingent — Charleston Trident MLS
• 2022-07-26 Listed $700,000 Charleston Trident MLS
• 2021-08-18 Listing Removed — Charleston Trident MLS
• 2021-02-17 Price Changed $699,000 Charleston Trident MLS
• 2020-10-12 Price Changed $749,000 Charleston Trident MLS
• 2020-08-28 Listed $754,500 Charleston Trident MLS
• 2007-10-22 Sold (Public Records) $520,000 Public Records
• 2007-10-18 Sold (MLS) $520,000 Charleston Trident MLS
• 2006-06-06 Listed $525,000 Charleston Trident MLS
• 2005-02-04 Sold (Public Records) $420,000 Public Records
• 2005-02-01 Sold (MLS) $420,000 Charleston Trident MLS
• 2004-05-20 Listed $424,900 Charleston Trident MLS
• 2004-05-17 Listing Removed — Charleston Trident MLS
• 2004-02-19 Listed $450,000 Charleston Trident MLS
• 2000-03-02 Sold (Public Records) $305,000 Public Records
• 2000-03-01 Sold (MLS) $305,000 Charleston Trident MLS
• 2000-01-04 Listed $305,000 Charleston Trident MLS
• 1999-09-30 Listing Removed — Charleston Trident MLS
• 1999-07-21 Listed $375,000 Charleston Trident MLS
• 1983-02-01 Sold (Public Records) $140,000 Public Records

Property tax history

+1.8%/yr

Latest (2022): $2,209 · -4.7% YoY. Source: county tax records.