1104 Revelation Ct · Charleston, SC 29455

$335,000

3 bd · 1.5 ba · 1,160 sqft · SingleFamily public records · 17 Days on market

Built 2009 9,147 sqft lot Est $409k · 18% under $25/mo HOA · 1% 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1104 Revelation Court on Johns Island! This charming 3-bedroom, 1.5-bath single-story home offers a functional floor plan with beautiful hardwood flooring and natural light throughout. Situated on a spacious lot, there is plenty of outdoor space to enjoy, plus a backyard storage shed that conveys with the property. The seller is offering a $15,000 paint allowance, giving buyers the opportunity to personalize the interior to their own style and vision. Whether you are a first-time homebuyer, downsizing, or looking for an investment opportunity, this home offers great potential in a convenient Johns Island location. Convenient to downtown Charleston, beaches, shopping, and dining.

Key facts

• Hardwood flooring
• Spacious lot
• 9,147 sq ft lot

Tags

• HARDWOOD FLOORING
• BACKYARD STORAGE SHED
• SPACIOUS LOT

Property features AI

Finance

• HOA & community: Homeowners association fee of $25 per month

Exterior

• Utilities: Public sewer; Johns Island Water Company service
• Home design: Single-family detached home; One story; Ground level entry
• Exterior features: Shed(s), storage, and workshop structures; Located in the Brownswood Place subdivision; Ground-level entry

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (1.5 total)
• Heating & cooling: Central heating
• Interior features: Central heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/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 $290k (13.4% below list).
• Recommended offer: $290k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Haut Gap Middle (math 39% / reading 44%, grade F, #68 of 229 statewide, top 31%, 444 students, 100% FRL); St. Johns High (math 42% / reading 72%, grade C, #120 of 196 statewide, top 64%, 387 students, 100% FRL) — zoned schools average 100% FRL vs 44% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 568 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).

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 17 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 99% chance of damaging wind over 30y; moderate 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 $290,021 (13.4% 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: 0.87% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $409,480
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 Colossians Court Ct	0.21mi	3/1.5	1,186 (+2%)	7mo	$325,000	$274	81
1104 Exodus Way Way	0.05mi	3/1.5	1,148 (-1%)	24mo	$406,000	$354	76
4025 Prosperity Rd	0.18mi	3/1.5	1,116 (-4%)	18mo	$335,000	$300	70
2880 Thunder Trl	0.42mi	3/2.0	1,260 (+9%)	5mo	$418,500	$332	60
2757 Genesis St	0.18mi	3/1.5	1,036 (-11%)	18mo	$325,000	$314	59
1701 Sailfish Dr	0.54mi	3/2.0	1,254 (+8%)	14mo	$459,000	$366	48
3020 Marlin Rd	0.63mi	3/1.0	1,092 (-6%)	14mo	$385,000	$353	47
1162 Brownswood Rd	0.44mi	3/2.0	1,009 (-13%)	23mo	$360,000	$357	36

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-35,185
• Equity at exit: $49,950

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-6,894
• Equity at exit: $28,965

Cash invested: $93,800 (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 29455

• Rents YoY: 3.0%
• Active inventory: 568
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$140
• HOA: −$25
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $305

Break-even live

Break-even rent $2,515

Max offer price $335,000

Occupancy floor 84%

Sensitivity live

Price	-10% $494	-5% $399	+0% $305	+5% $210	+10% $115
Rent	-10% $76	-5% $190	+0% $305	+5% $419	+10% $534
Rate	-1.0pp $473	-0.5pp $390	base $305	+0.5pp $218	+1.0pp $130

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2815 Summertrees Blvd Johns Island, SC	3.0	2.0	1400	$3,000	$2.14	20d	1	0.29mi
3021 Maybank Hwy Johns Island, SC	3.0	3.5	1443	$2,810	$1.95	4d	5	1.07mi
2030 Wildts Battery Blvd Johns Island, SC	1.0–3.0	1.0–2.0	923	$2,444	$2.65	4d	10	1.12mi
1165 Saint Pauls Parrish Ln Johns Island, SC	2.0	2.5	1356	$2,800	$2.06	4d	1	1.30mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 12 events

1. 2026-06-18
   days on market $335,000 Active 17 DOM
2. 2026-06-17
   days on market $335,000 Active 16 DOM
3. 2026-06-16
   days on market $335,000 Active 15 DOM
4. 2026-06-15
   days on market $335,000 Active 14 DOM
5. 2026-06-10
   days on market $335,000 Active 9 DOM
6. 2026-06-09
   days on market $335,000 Active 8 DOM
7. 2026-06-08
   days on market $335,000 Active 7 DOM
8. 2026-06-07
   days on market $335,000 Active 6 DOM
9. 2026-06-05
   days on market $335,000 Active 3 DOM
10. 2026-06-03
    days on market $335,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $335,000 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: $782 · $65/mo
• Projected year-2 tax: $1,910 · $159/mo
• Expected delta: +$1,128/yr (+$94/mo · 144.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 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: $34,803
• − Mortgage interest: −$18,765
• − Property taxes: −$782
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$300
• − Depreciation: −$9,745
• Taxable loss: −$2,033
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $4,144/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): 27,576
• Household income: $121,372
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 304.0

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 (75%)
• Race & ethnicity: White 75% Black 11% Hispanic / Latino 8% Two or more races 6% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 3%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -223.02%
• Current HPI: 297.7408
• Rent YoY: ▲ 2.95%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-01 Listing Removed — Charleston Trident MLS
• 2026-06-01 Listed $335,000 Charleston Trident MLS
• 2026-05-25 Listed $335,000 Charleston Trident MLS

Property tax history

-0.2%/yr

Latest (2022): $782 · -4.3% YoY. Source: county tax records.