7726 Picardy Pl · North Charleston, SC 29420

$279,600

3 bd · 2.5 ba · 1,769 sqft · SingleFamily public records · 209 Days on market

Built 1968 0.31 ac lot Est $343k · 19% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

<B>THIS IS THE BEST VALUE AROUND BY FAR!</B> TRI-LEVEL HOME WITH <U>TONS OF POTENTIAL!!</U>, CLOSE TO SCHOOLS AND SHOPPING, SHORT DRIVE TO BASES AND DOWNTOWN CHARLESTON, OUTSIDE STORAGE BUILDING CONVEYS, FENCED BACKYARD, IDEAL FOR PETS. <B>KITCHEN HAS BRAND NEW DISWASHER, NEWER GAS STOVE, AND THE FRIDGE CONVEYS TO BUYER!</B> , BAY WINDOW IN LIVING ROOM. <B>NEW A/C SYSTEM</B>, <U>HARDWOOD FLOORS UNDER CARPET</U> IN LIVING ROOM AND DINING AREA, LARGE SUNROOM W/SEPERATE HEATING AND AIR AND CEILING FAN. SEPERATE LIBRARY/ OFFICE WITH CUSTOM BOOK SHELVES AND TWO COMPUTER DESKS. NOT TO MENTION THE HUGE LAUNDRY ROOM WITH A LARGE CUSTOME CEADER CLOSET! THIS HOME IS PERFECT FOR A GROWING FAMILY. LOTS OF SPACE TO STRETCH OUT! THERE IS SOMETHING FOR EVERYONE INTHIS HOME! SELLER IS MOTIVATED, AND THIS HOME IS PRICED TO SELL QUICK!

Key facts

• Oversized sunroom
• Bay window
• Fenced backyard

Tags

• FENCED BACKYARD
• OUTSIDE STORAGE BUILDING
• BAY WINDOW
• HARDWOOD FLOORS
• OVERSIZED SUNROOM
• DEDICATED LIBRARY

Property features AI

Finance

• HOA & community: Trash service in community

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Dominion Energy service
• Home design: Single-family detached residential property; Split-level design; Ground-level entry
• Construction: Architectural roof; Fee simple ownership
• Exterior features: Rain gutters; Metal enclosed fence

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms; Primary bedroom located on the upper level with ceiling fan
• Flooring: Ceramic tile; Vinyl; Wood
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Electric heat; Heat pump
• Interior features: Blown ceilings; Ceiling fans; Eat-in kitchen; Family room; Entrance foyer
• Laundry & utility: Laundry room with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $353 ($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 $253k (9.6% below list).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.0% in North 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 66/100 on livability (#122 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, crime F, amenities 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: Northwoods Middle (math 11% / reading 16%, grade F, #207 of 229 statewide, top 91%, 738 students, 100% FRL); Rb Stall High (math 49% / reading 63%, grade C, #126 of 196 statewide, top 65%, 1,952 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 35% at this address vs 50% district-wide (-16 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 (+1.8%/yr); 129 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• This rent runs 42% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 209 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; list at $280k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,048 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $343,186
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3417 Smoketree Ct	0.20mi	4/2.5 (+1)	1,775 (+0%)	2mo	$405,000	$228	84
8658 Windsor Hill Blvd	0.49mi	3/2.5	1,703 (-4%)	1mo	$395,000	$232	71
7635 Hillandale Rd	0.35mi	3/1.5	1,668 (-6%)	1mo	$275,000	$165	69
8204 Pleasant Ridge Dr	0.48mi	3/2.0	1,803 (+2%)	4mo	$360,000	$200	69
7654 Peppercorn Ln	0.21mi	4/2.0 (+1)	1,648 (-7%)	6mo	$250,000	$152	67
8113 Pleasant Ridge Dr	0.53mi	4/2.5 (+1)	1,779 (+1%)	7mo	$310,000	$174	63
4012 Windsor Ward Ln	0.60mi	3/2.5	1,703 (-4%)	5mo	$405,000	$238	62
8105 Halifax Way	0.53mi	3/2.5	1,884 (+6%)	5mo	$325,000	$173	60
3280 Starlett Ave	0.62mi	4/1.5 (+1)	1,785 (+1%)	2mo	$230,000	$129	59
3278 Poindexter Rd	0.67mi	4/2.0 (+1)	1,804 (+2%)	4mo	$360,000	$200	55
8201 Timberidge Ct	0.61mi	4/2.0 (+1)	1,601 (-10%)	3mo	$295,000	$184	46
8248 Timberidge Ct	0.60mi	4/2.0 (+1)	1,574 (-11%)	3mo	$305,000	$194	44

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 · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-25,898
• Equity at exit: $41,689

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-5,948
• Equity at exit: $24,175

Cash invested: $78,288 (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 29420

• Home prices YoY: -14.6%
• Rents YoY: 1.8%
• Active inventory: 129
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,529 high
• Mortgage (P&I): −$1,466
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $353

Break-even live

Break-even rent $2,082

Max offer price $279,600

Occupancy floor 81%

Sensitivity live

Price	-10% $511	-5% $432	+0% $353	+5% $274	+10% $195
Rent	-10% $153	-5% $253	+0% $353	+5% $453	+10% $553
Rate	-1.0pp $494	-0.5pp $424	base $353	+0.5pp $281	+1.0pp $207

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: $69,900
• Closing costs: $8,388
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7782 Ginger Ln North Charleston, SC	3.0	1.0	1300	$3,680	$2.83	4d	1	0.13mi
7677 Picardy Pl North Charleston, SC	3.0	1.5	1300	$2,500	$1.92	25d	1	0.19mi
8117 Honeysuckle Lake Dr North Charleston, SC	2.0–3.0	1.5	1250	$1,550	$1.24	25d	1	0.43mi
3311 Mountainbrook Ave North Charleston, SC	1.0–3.0	1.5	1204	$1,749	$1.45	4d	12	0.66mi
8350 Sentry Cir North Charleston, SC	4.0	2.5	2594	$2,725	$1.05	25d	1	0.70mi
98 Peppertree Ln North Charleston, SC	3.0	2.0	1386	$2,231	$1.61	25d	1	0.81mi
3058 Nantuckett Ave North Charleston, SC	3.0	2.0	1278	$1,995	$1.56	16d	1	0.90mi
8031 Hyannis Ct North Charleston, SC	4.0	3.0	1500	$2,150	$1.43	20d	1	0.98mi
8180 Windsor Hill Blvd North Charleston, SC	2.0–3.0	1.0–2.0	1136	$1,683	$1.48	25d	1	0.98mi
8486 William Moultrie Dr North Charleston, SC	3.0	2.0	1454	$2,300	$1.58	4d	1	1.05mi
2957 Explorer Dr North Charleston, SC	3.0	3.0	1880	$2,600	$1.38	25d	1	1.23mi
3001 Cypress Lake Rd North Charleston, SC	1.0–3.0	1.0–2.5	1008	$2,600	$2.58	4d	26	1.38mi
3000 Cypress Lk Rd North Charleston, SC	1.0–3.0	1.0–2.0	1121	$2,343	$2.09	4d	29	1.44mi
7853 Lumberton Rd North Charleston, SC	3.0	2.5	2063	$2,450	$1.19	16d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $279,600 Active 209 DOM
2. 2026-06-17
   days on market $279,600 Active 208 DOM
3. 2026-06-16
   days on market $279,600 Active 207 DOM
4. 2026-06-15
   pricedays on market $279,600 Active 206 DOM
5. 2026-06-10
   days on market $279,700 Active 201 DOM
6. 2026-06-09
   days on market $279,700 Active 200 DOM
7. 2026-06-08
   days on market $279,700 Active 199 DOM
8. 2026-06-07
   pricedays on market $279,700 Active 198 DOM
9. 2026-06-05
   days on market $279,800 Active 195 DOM
10. 2026-06-03
    days on market $279,800 Active 194 DOM
11. 2026-06-01
    days on market $279,800 Active 192 DOM
12. 2026-05-31
    days on market $279,800 Active 191 DOM
13. 2026-05-22
    price $279,900
14. 2026-05-21
    status Active
15. 2026-05-20
    historical
16. 2026-05-15
    price $284,700
17. 2026-05-02
    price $284,800
18. 2026-05-01
    price $284,900
19. 2026-04-11
    price $289,900
20. 2026-03-01
    price $294,900
21. 2025-11-19
    listed $299,900 Active
22. 2004-11-08
    soldstatus $99,000
23. 2004-10-29
    soldstatus $99,000 833-char remark

    Show marketing remark (833 chars)

    <B>THIS IS THE BEST VALUE AROUND BY FAR!</B> TRI-LEVEL HOME WITH <U>TONS OF POTENTIAL!!</U>, CLOSE TO SCHOOLS AND SHOPPING, SHORT DRIVE TO BASES AND DOWNTOWN CHARLESTON, OUTSIDE STORAGE BUILDING CONVEYS, FENCED BACKYARD, IDEAL FOR PETS. <B>KITCHEN HAS BRAND NEW DISWASHER, NEWER GAS STOVE, AND THE FRIDGE CONVEYS TO BUYER!</B> , BAY WINDOW IN LIVING ROOM. <B>NEW A/C SYSTEM</B>, <U>HARDWOOD FLOORS UNDER CARPET</U> IN LIVING ROOM AND DINING AREA, LARGE SUNROOM W/SEPERATE HEATING AND AIR AND CEILING FAN. SEPERATE LIBRARY/ OFFICE WITH CUSTOM BOOK SHELVES AND TWO COMPUTER DESKS. NOT TO MENTION THE HUGE LAUNDRY ROOM WITH A LARGE CUSTOME CEADER CLOSET! THIS HOME IS PERFECT FOR A GROWING FAMILY. LOTS OF SPACE TO STRETCH OUT! THERE IS SOMETHING FOR EVERYONE INTHIS HOME! SELLER IS MOTIVATED, AND THIS HOME IS PRICED TO SELL QUICK!

24. 2004-09-17
    historical
25. 2004-09-07
    listed $104,500 833-char remark

    Show marketing remark (833 chars)

    <B>THIS IS THE BEST VALUE AROUND BY FAR!</B> TRI-LEVEL HOME WITH <U>TONS OF POTENTIAL!!</U>, CLOSE TO SCHOOLS AND SHOPPING, SHORT DRIVE TO BASES AND DOWNTOWN CHARLESTON, OUTSIDE STORAGE BUILDING CONVEYS, FENCED BACKYARD, IDEAL FOR PETS. <B>KITCHEN HAS BRAND NEW DISWASHER, NEWER GAS STOVE, AND THE FRIDGE CONVEYS TO BUYER!</B> , BAY WINDOW IN LIVING ROOM. <B>NEW A/C SYSTEM</B>, <U>HARDWOOD FLOORS UNDER CARPET</U> IN LIVING ROOM AND DINING AREA, LARGE SUNROOM W/SEPERATE HEATING AND AIR AND CEILING FAN. SEPERATE LIBRARY/ OFFICE WITH CUSTOM BOOK SHELVES AND TWO COMPUTER DESKS. NOT TO MENTION THE HUGE LAUNDRY ROOM WITH A LARGE CUSTOME CEADER CLOSET! THIS HOME IS PERFECT FOR A GROWING FAMILY. LOTS OF SPACE TO STRETCH OUT! THERE IS SOMETHING FOR EVERYONE INTHIS HOME! SELLER IS MOTIVATED, AND THIS HOME IS PRICED TO SELL QUICK!

26. 2004-01-18
    listed $112,750
27. 1998-08-05
    soldstatus $78,500
28. 1981-01-08
    soldstatus $52,390

ⓘ 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: $742 · $62/mo
• Projected year-2 tax: $1,594 · $133/mo
• Expected delta: +$852/yr (+$71/mo · 114.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,345
• − Mortgage interest: −$15,662
• − Property taxes: −$742
• − Insurance: −$1,398
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − Depreciation: −$8,134
• Taxable loss: −$446
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $4,345/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 — North Charleston

• Score: 66/100
• State rank: #122
• US rank: #12222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Charleston, SC
• County: Dorchester County · 182,866 people
• City population: 108,266
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 23,959
• Household income: $72,661
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 738.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 41% Black 39% Hispanic / Latino 11% Asian 5% Two or more races 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 10% Chinese 1% Other Asian/Pacific 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: ▼ -46.51%
• Current HPI: 271.2116
• Rent YoY: ▲ 1.83%
• 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

+434.3% since first listed

16 events — show timeline

• 2026-05-22 Price Changed $279,900 Charleston Trident MLS
• 2026-05-21 Relisted — Charleston Trident MLS
• 2026-05-20 Listing Removed — Charleston Trident MLS
• 2026-05-15 Price Changed $284,700 Charleston Trident MLS
• 2026-05-02 Price Changed $284,800 Charleston Trident MLS
• 2026-05-01 Price Changed $284,900 Charleston Trident MLS
• 2026-04-11 Price Changed $289,900 Charleston Trident MLS
• 2026-03-01 Price Changed $294,900 Charleston Trident MLS
• 2025-11-19 Listed $299,900 Charleston Trident MLS
• 2004-11-08 Sold (Public Records) $99,000 Public Records
• 2004-10-29 Sold (MLS) $99,000 Charleston Trident MLS
• 2004-09-17 Listing Removed — Charleston Trident MLS
• 2004-09-07 Listed $104,500 Charleston Trident MLS
• 2004-01-18 Listed $112,750 Charleston Trident MLS
• 1998-08-05 Sold (Public Records) $78,500 Public Records
• 1981-01-08 Sold (Public Records) $52,390 Public Records

Property tax history

-8.9%/yr

Latest (2022): $742 · -3.4% YoY. Source: county tax records.