112 Brightwood Dr · Charleston, SC 29450

$485,000

3 bd · 2.5 ba · 1,896 sqft · SingleFamily public records · 36 Days on market

Built 2009 6,534 sqft lot Est $404k · 20% over $42/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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +6.1/10.0
• Appreciation +4.4/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

All Investors- As-is sale. Seller will make no repairs, etc. This home features a formal dining room, two story foyer, kitchen with granite counters and tons of cabinets and a great room with spectacular windows and built in cabinetry surrounding the fireplace. Crown molding, The master bedroom is downstairs and features tray ceilings, a walk-in closet and en suite bathroom with garden tub, walk in shower and dual sink vanity. There is a laundry room and powder room on the first floor as well. The 2 car attached garage has soaring ceilings for tons of storage! Upstairs you will find two good sized bedrooms and a hall bath.

Key facts

• Formal dining room
• Built in shelving
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• TWO STORY FOYER
• FORMAL DINING ROOM
• OPEN CONCEPT LAYOUT
• COZY FIREPLACE
• BUILT IN SHELVING

Property features AI

Finance

• HOA & community: Annual association fee of $500; Community pool

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer
• Home design: Single-family detached residence; Two stories; Ground-level entry
• Construction: Asphalt roof
• Exterior features: Privacy wood fencing; Level lot

Interior

• Kitchen: Dishwasher; Electric range; Kitchen island; Eat-in kitchen
• Bedrooms: 3 bedrooms; Primary bedroom on lower level with garden tub/shower and walk-in closet(s)
• Flooring: Ceramic tile
• Bathrooms: 2.5 bathrooms (3 total)
• Interior features: Beamed ceilings; Cathedral/vaulted ceilings; Smooth ceilings; High ceilings; Garden tub/shower; Kitchen island; Eat-in kitchen; Family room; Separate dining room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $485k).
• Recommended offer: $470k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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-.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cainhoy Elementary (math 2% / reading 12%, grade F, #594 of 597 statewide, top 100%, 154 students, 100% FRL); Philip Simmons Middle (math 31% / reading 48%, grade F, #82 of 229 statewide, top 37%, 428 students, 35% FRL); Philip Simmons High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 771 students, 21% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 69 active listings in the ZIP; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $3k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $136k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago 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.
• Current owner paid $280k; list at $485k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major 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 $470,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.11% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.10%
• DSCR: 1.54
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $403,848
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
448 Sablewood Dr	0.10mi	3/2.5	1,838 (-3%)	3mo	$392,000	$213	88
447 Sablewood Dr	0.10mi	4/2.5 (+1)	1,828 (-4%)	5mo	$367,000	$201	80
121 Brightwood Dr	0.04mi	3/2.5	1,840 (-3%)	22mo	$403,000	$219	75
420 Sablewood Dr	0.03mi	4/2.5 (+1)	2,083 (+10%)	2mo	$390,000	$187	75
168 Brightwood Dr	0.18mi	3/2.0	2,100 (+11%)	1mo	$390,000	$186	71
149 Brightwood Dr	0.19mi	3/2.5	1,850 (-2%)	20mo	$425,000	$230	70
153 Brightwood Dr	0.21mi	4/2.5 (+1)	1,816 (-4%)	16mo	$350,000	$193	65
427 Sablewood Dr	0.07mi	4/2.5 (+1)	1,718 (-9%)	16mo	$375,000	$218	63
434 Sablewood Dr	0.04mi	3/2.5	2,100 (+11%)	23mo	$345,000	$164	61
436 Sablewood Dr	0.05mi	3/2.0	1,702 (-10%)	23mo	$391,000	$230	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.35×
• Total profit: $47,959
• Equity at exit: $114,373

10-year hold

• IRR: 14.3%
• Equity multiple: 2.40×
• Total profit: $190,166
• Equity at exit: $117,814

Cash invested: $135,800 (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 29450

• Home prices YoY: -0.2%
• Active inventory: 69
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $5,404 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$202
• HOA: −$42
• Vacancy / Maint / Mgmt: −$1,135
• Net cashflow: $1,369

Break-even live

Break-even rent $3,671

Max offer price $485,000

Occupancy floor 70%

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 34 events

1. 2026-06-18
   days on market $485,000 Active 36 DOM
2. 2026-06-17
   days on market $485,000 Active 35 DOM
3. 2026-06-16
   days on market $485,000 Active 34 DOM
4. 2026-06-15
   days on market $485,000 Active 33 DOM
5. 2026-06-13
   days on market $485,000 Active 31 DOM
6. 2026-06-13
   days on market $485,000 Active 30 DOM
7. 2026-06-10
   days on market $485,000 Active 28 DOM
8. 2026-06-09
   days on market $485,000 Active 27 DOM
9. 2026-06-08
   days on market $485,000 Active 26 DOM
10. 2026-06-07
    days on market $485,000 Active 25 DOM
11. 2026-06-05
    days on market $485,000 Active 22 DOM
12. 2026-06-03
    days on market $485,000 Active 21 DOM
13. 2026-06-03
    days on market $485,000 Active 20 DOM
14. 2026-06-01
    pricedays on market $485,000 Active 19 DOM
15. 2026-05-31
    days on market $500,000 Active 18 DOM
16. 2026-05-13
    listed $500,000 Active
17. 2023-08-09
    soldstatus $280,000
18. 2023-08-07
    soldstatus $280,000 Closed 632-char remark

    Show marketing remark (632 chars)

    All Investors- As-is sale. Seller will make no repairs, etc. This home features a formal dining room, two story foyer, kitchen with granite counters and tons of cabinets and a great room with spectacular windows and built in cabinetry surrounding the fireplace. Crown molding, The master bedroom is downstairs and features tray ceilings, a walk-in closet and en suite bathroom with garden tub, walk in shower and dual sink vanity. There is a laundry room and powder room on the first floor as well. The 2 car attached garage has soaring ceilings for tons of storage! Upstairs you will find two good sized bedrooms and a hall bath.

19. 2023-07-04
    historical Active Under Contract 632-char remark

    Show marketing remark (632 chars)

    All Investors- As-is sale. Seller will make no repairs, etc. This home features a formal dining room, two story foyer, kitchen with granite counters and tons of cabinets and a great room with spectacular windows and built in cabinetry surrounding the fireplace. Crown molding, The master bedroom is downstairs and features tray ceilings, a walk-in closet and en suite bathroom with garden tub, walk in shower and dual sink vanity. There is a laundry room and powder room on the first floor as well. The 2 car attached garage has soaring ceilings for tons of storage! Upstairs you will find two good sized bedrooms and a hall bath.

20. 2023-06-27
    listed $289,000 Active 632-char remark

    Show marketing remark (632 chars)

    All Investors- As-is sale. Seller will make no repairs, etc. This home features a formal dining room, two story foyer, kitchen with granite counters and tons of cabinets and a great room with spectacular windows and built in cabinetry surrounding the fireplace. Crown molding, The master bedroom is downstairs and features tray ceilings, a walk-in closet and en suite bathroom with garden tub, walk in shower and dual sink vanity. There is a laundry room and powder room on the first floor as well. The 2 car attached garage has soaring ceilings for tons of storage! Upstairs you will find two good sized bedrooms and a hall bath.

21. 2016-11-18
    soldstatus $176,650 Closed 731-char remark

    Show marketing remark (731 chars)

    Great home in the quickly growing Huger subdivision of Brightwood Plantation! This home features a formal dining room, two story foyer, kitchen with granite counters and tons of cabinets and a great room with spectacular windows and built in cabinetry surrounding the fireplace. Gorgeous crown molding, hardwood flooring, and upgraded light fixtures make this home truly lovely. The master bedroom is downstairs and features tray ceilings, a walk-in closet and en suite bathroom with garden tub, walk in shower and dual sink vanity. There is a laundry room and powder room on the first floor as well. The 2 car attached garage has soaring ceilings for tons of storage!Upstairs you will find two good sized bedrooms and a hall bath.

22. 2016-09-18
    historical Active Contingent 731-char remark

    Show marketing remark (731 chars)

    Great home in the quickly growing Huger subdivision of Brightwood Plantation! This home features a formal dining room, two story foyer, kitchen with granite counters and tons of cabinets and a great room with spectacular windows and built in cabinetry surrounding the fireplace. Gorgeous crown molding, hardwood flooring, and upgraded light fixtures make this home truly lovely. The master bedroom is downstairs and features tray ceilings, a walk-in closet and en suite bathroom with garden tub, walk in shower and dual sink vanity. There is a laundry room and powder room on the first floor as well. The 2 car attached garage has soaring ceilings for tons of storage!Upstairs you will find two good sized bedrooms and a hall bath.

23. 2016-08-26
    status Active 731-char remark

    Show marketing remark (731 chars)

    Great home in the quickly growing Huger subdivision of Brightwood Plantation! This home features a formal dining room, two story foyer, kitchen with granite counters and tons of cabinets and a great room with spectacular windows and built in cabinetry surrounding the fireplace. Gorgeous crown molding, hardwood flooring, and upgraded light fixtures make this home truly lovely. The master bedroom is downstairs and features tray ceilings, a walk-in closet and en suite bathroom with garden tub, walk in shower and dual sink vanity. There is a laundry room and powder room on the first floor as well. The 2 car attached garage has soaring ceilings for tons of storage!Upstairs you will find two good sized bedrooms and a hall bath.

24. 2016-08-17
    historical Active Contingent 731-char remark

    Show marketing remark (731 chars)

    Great home in the quickly growing Huger subdivision of Brightwood Plantation! This home features a formal dining room, two story foyer, kitchen with granite counters and tons of cabinets and a great room with spectacular windows and built in cabinetry surrounding the fireplace. Gorgeous crown molding, hardwood flooring, and upgraded light fixtures make this home truly lovely. The master bedroom is downstairs and features tray ceilings, a walk-in closet and en suite bathroom with garden tub, walk in shower and dual sink vanity. There is a laundry room and powder room on the first floor as well. The 2 car attached garage has soaring ceilings for tons of storage!Upstairs you will find two good sized bedrooms and a hall bath.

25. 2016-08-05
    listed $173,500 Active 731-char remark

    Show marketing remark (731 chars)

    Great home in the quickly growing Huger subdivision of Brightwood Plantation! This home features a formal dining room, two story foyer, kitchen with granite counters and tons of cabinets and a great room with spectacular windows and built in cabinetry surrounding the fireplace. Gorgeous crown molding, hardwood flooring, and upgraded light fixtures make this home truly lovely. The master bedroom is downstairs and features tray ceilings, a walk-in closet and en suite bathroom with garden tub, walk in shower and dual sink vanity. There is a laundry room and powder room on the first floor as well. The 2 car attached garage has soaring ceilings for tons of storage!Upstairs you will find two good sized bedrooms and a hall bath.

26. 2015-02-06
    historical
27. 2015-02-06
    historical
28. 2010-06-14
    soldstatus $186,000
29. 2009-06-16
    listed $187,670
30. 2008-07-16
    listed $218,900
31. 2008-03-13
    listed $248,999
32. 2007-05-23
    historical
33. 2007-02-09
    listed $299,900
34. 2006-09-27
    soldstatus $210,000

ⓘ 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: $1,348 · $112/mo
• Projected year-2 tax: $2,764 · $230/mo
• Expected delta: +$1,416/yr (+$118/mo · 105.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,848
• − Mortgage interest: −$27,168
• − Property taxes: −$1,348
• − Insurance: −$2,425
• − Repairs & maintenance: −$5,188
• − Management: −$5,188
• − HOA: −$504
• − Depreciation: −$14,109
• Taxable income: $8,918
• Est. tax owed @ 24.0%: −$2,140
• After-tax cash flow: $14,291/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 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

• City population: 200,573
• Population (ZIP): 3,124

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 25% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6% Dominican 2%
• Common ancestry: Serbian 7% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.12%
• Current HPI: 462.4619
• 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

+138.1% since first listed

19 events — show timeline

• 2026-05-13 Listed $500,000 Charleston Trident MLS
• 2023-08-09 Sold (Public Records) $280,000 Public Records
• 2023-08-07 Sold (MLS) $280,000 Charleston Trident MLS
• 2023-07-04 Contingent — Charleston Trident MLS
• 2023-06-27 Listed $289,000 Charleston Trident MLS
• 2016-11-18 Sold (MLS) $176,650 Charleston Trident MLS
• 2016-09-18 Contingent — Charleston Trident MLS
• 2016-08-26 Relisted — Charleston Trident MLS
• 2016-08-17 Contingent — Charleston Trident MLS
• 2016-08-05 Listed $173,500 Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2010-06-14 Sold (MLS) $186,000 Charleston Trident MLS
• 2009-06-16 Listed $187,670 Charleston Trident MLS
• 2008-07-16 Listed $218,900 Charleston Trident MLS
• 2008-03-13 Listed $248,999 Charleston Trident MLS
• 2007-05-23 Listing Removed — Charleston Trident MLS
• 2007-02-09 Listed $299,900 Charleston Trident MLS
• 2006-09-27 Sold (Public Records) $210,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,348 · +4.2% YoY. Source: county tax records.