Bedford A Plan · North Charleston, SC 29406

$256,609

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 9 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.4/30.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

Key facts

• Covered porch
• Listed 9 days

Tags

• COVERED PORCH
• OUTDOOR ENTERTAINMENT SPACE

🏗️ New construction. The $256,609 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $391,777.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $257k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-855 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (8.6% below list).
• Recommended offer: $234k (8.6% below list) — sets the bar for 1% rule.

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: Pinehurst Elementary (math 18% / reading 13%, grade F, #539 of 597 statewide, top 91%, 656 students, 100% FRL); Morningside Middle (math 4% / reading 12%, grade F, #226 of 229 statewide, top 99%, 567 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 26% at this address vs 50% district-wide (-24 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 (+1.4%/yr); 228 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• At $2,345/mo this rent would consume 56% of the median local household income ($50k/yr) — 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 $3k of loan paydown is wiped out by about $12k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $234,478 (8.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.60% ✗
• Cap rate: 3.67%
• Cash-on-cash: -9.35%
• DSCR: 0.58
• GRM: 13.9

CMA / ARV

• ARV (median comp): $391,777
• List price: $256,609
• Delta: -34.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8110 Dearborne Rd	1.05mi	4/2.0	1,796 (+4%)	1mo	$350,000	$195	57
2613 Lyall Ct	0.94mi	3/2.0 (-1)	1,742 (+1%)	7mo	$362,000	$208	52
2495 Greenridge Rd	0.99mi	3/2.0 (-1)	1,820 (+6%)	2mo	$310,000	$170	48
8067 Old London Rd	0.90mi	3/2.0 (-1)	1,671 (-3%)	9mo	$339,000	$203	48
1308 Camden Xing	0.85mi	3/2.0 (-1)	1,592 (-7%)	3mo	$395,000	$248	45
1201 Raptor Dr	0.91mi	4/2.0	1,886 (+10%)	4mo	$410,000	$217	45
5 Monte Sano Ct	1.06mi	4/3.5	1,860 (+8%)	6mo	$387,000	$208	40
8120 Ronda Dr	1.09mi	3/2.5 (-1)	1,902 (+11%)	3mo	$360,000	$189	38
1305 Lark Ln	0.85mi	3/2.0 (-1)	1,574 (-8%)	12mo	$441,200	$280	36
8099 Old London	0.88mi	3/2.0 (-1)	1,533 (-11%)	12mo	$353,000	$230	32
6 Sabina Ct	1.02mi	3/3.0 (-1)	1,978 (+15%)	3mo	$510,000	$258	28
1702 Sandpiper Ct	0.76mi	3/2.5 (-1)	1,459 (-15%)	12mo	$418,000	$286	23

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 · 1.37% rent growth · sell at horizon

5-year hold

• IRR: -34.8%
• Equity multiple: -0.11×
• Total profit: $-121,696
• Equity at exit: $58,415

10-year hold

• IRR: -56.9%
• Equity multiple: -0.74×
• Total profit: $-190,983
• Equity at exit: $33,874

Cash invested: $109,697 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 4 under contract
• Months of supply: 5.0 mo (20%/mo absorbed)
• Median asking: $373,923 ($177/sqft)
• Median days on market: 226 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +28.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29406

• Home prices YoY: -6.7%
• Rents YoY: 1.4%
• Active inventory: 228
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,345 high
• Mortgage (P&I): −$2,055
• Tax est. 1.5%: −$490 /mo · $5,877/yr
• Insurance: −$163
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-855

Break-even live

Break-even rent $3,427

Max offer price $268,042

Occupancy floor —

Sensitivity live

Price	-10% $-584	-5% $-720	+0% $-855	+5% $-990	+10% $-1,126
Rent	-10% $-1,040	-5% $-948	+0% $-855	+5% $-762	+10% $-670
Rate	-1.0pp $-658	-0.5pp $-755	base $-855	+0.5pp $-957	+1.0pp $-1,060

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: $97,944
• Closing costs: $11,753
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 Eagle Landing Blvd Hanahan, SC	1.0–3.0	1.0–2.0	1010	$2,188	$2.17	2d	9	0.36mi
7940 Shadow Oak Dr Charleston, SC	3.0	2.5	1287	$1,795	$1.39	86d	1	0.54mi
7983 Shadow Oak Dr North Charleston, SC	3.0	2.5	1287	$1,800	$1.40	7d	1	0.66mi
7927 Saint Ives Rd North Charleston, SC	1.0–3.0	1.0–2.0	994	$1,740	$1.75	0d	27	0.75mi
7923 Long Shadow Ln North Charleston, SC	3.0	2.0	1423	$2,411	$1.69	62d	1	0.82mi
2245 Greenridge Rd North Charleston, SC	1.0–3.0	1.0–2.0	965	$1,844	$1.91	0d	14	0.83mi
2155 Morris Baker Blvd North Charleston, SC	1.0–3.0	1.0–2.0	1029	$2,304	$2.24	0d	15	0.88mi
8059 Old London North Charleston, SC	3.0	2.0	1648	$2,195	$1.33	0d	1	0.92mi
21 Sabina Ct Hanahan, SC	3.0	2.0	1400	$2,800	$2.00	110d	1	0.97mi
7983 Long Shadow Ln North Charleston, SC	3.0	2.0	1716	$2,196	$1.28	62d	1	0.97mi
8021 Old London North Charleston, SC	4.0	2.5	2037	$2,425	$1.19	5d	1	1.03mi
1041 Old Cypress Run Hanahan, SC	4.0	3.5	2170	$2,800	$1.29	119d	1	1.18mi
8210 S Antler Dr Charleston, SC	4.0	3.5	2000	$2,495	$1.25	62d	1	1.21mi
1023 Old Cypress Run Hanahan, SC	4.0	3.5	2204	$2,850	$1.29	9d	1	1.22mi
2957 Explorer Dr North Charleston, SC	3.0	3.0	1880	$2,600	$1.38	119d	1	1.30mi
8241 Little Sydneys Way North Charleston, SC	3.0	2.5	1780	$2,500	$1.40	7d	1	1.33mi
115 McKelvey Pl Goose Creek, SC	4.0	2.5	2077	$2,900	$1.40	85d	1	1.35mi
8345 Waltham Rd North Charleston, SC	3.0	2.0	1176	$1,900	$1.62	7d	1	1.39mi
8471 Yadkin Cir Unit M Charleston, SC	3.0	2.5	1432	$2,550	$1.78	119d	1	1.44mi
5682 Sablewood ST Charleston, SC	4.0	3.5	1941	$2,615	$1.35	7d	1	1.45mi
7338 Kestrel Trl Hanahan, SC	4.0	2.0	2132	$3,000	$1.41	62d	1	1.45mi
8600 Roanoke Dr Charleston, SC	3.0	2.0	1466	$2,095	$1.43	62d	1	1.46mi
8483 Yadkin Cir Unit D Charleston, SC	3.0	2.0	1414	$1,775	$1.26	62d	1	1.46mi
7778 Discovery Rd North Charleston, SC	5.0	2.5	2140	$2,715	$1.27	7d	1	1.47mi
8524 Brookforest Dr Charleston, SC	3.0	2.0	1244	$3,249	$2.61	119d	1	1.47mi
8512 Litchfield Dr Charleston, SC	3.0	2.0	1065	$1,900	$1.78	86d	1	1.48mi

Listing history 7 events

1. 2026-06-25
   days on market $256,609 Active 9 DOM
2. 2026-06-23
   days on market $256,609 Active 7 DOM
3. 2026-06-22
   days on market $256,609 Active 6 DOM
4. 2026-06-18
   days on market $256,609 Active 3 DOM
5. 2026-06-17
   days on market $256,609 Active 2 DOM
6. 2026-06-15
   remarks 404-char remark
7. 2026-06-15
   listed $256,609 Active 1 DOM

ⓘ 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: $28,137
• − Mortgage interest: −$21,946
• − Property taxes: −$5,877
• − Insurance: −$1,959
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − Depreciation: −$11,397
• Taxable loss: −$17,543
• Est. tax savings @ 24.0%: +$4,210
• After-tax cash flow: $-6,051/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $8,600–$25,800 screening

This well-maintained single-family home with a good condition score and a cosmetic rehab level is ready for a fresh coat of paint and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Pinehurst Elementary F SC #539/597 Nat'l #36,161/41,679 Middle Morningside Middle F SC #226/229 Nat'l #13,582/14,009 High Rb Stall High C SC #126/196 Nat'l #4,311/17,239

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

C Composite livability gradescore 66/100

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: Charleston County · 480,562 people
• City population: 108,266
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 32,001
• Household income: $49,815
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 15% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 40% White 32% Hispanic / Latino 19% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 17% Vietnamese 1% Tagalog/Filipino 1%

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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: ▼ -27.09%
• Current HPI: 374.9164
• Rent YoY: ▲ 1.37%
• Metro: Charleston-North Charleston, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B