2015 Hampton Ave #1 · North Charleston, SC 29405

$130,000

3 bd · 1.0 ba · 832 sqft · SingleFamily · 8 Days on market

Built 1950 3,484 sqft lot Est $258k · 50% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.3/10.0
• Rent growth +4.1/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 3,484 sq ft lot
• Built 1950
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.2% 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: Chicora Elementary (math 9% / reading 5%, grade F, #596 of 597 statewide, top 100%, 320 students, 100% FRL); Morningside Middle (math 4% / reading 12%, grade F, #226 of 229 statewide, top 99%, 567 students, 100% FRL); North Charleston High (math 27% / reading 57%, grade F, #174 of 196 statewide, top 90%, 768 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 19% at this address vs 50% district-wide (-32 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 (+6.4%/yr); 203 active listings in the ZIP; 20 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 38% of the median local income ($57k/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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.39%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $257,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2035 Beech Ave	0.18mi	2/1.5 (-1)	818 (-2%)	12mo	$325,000	$397	71
2036 Comstock Ave	0.19mi	2/1.5 (-1)	818 (-2%)	15mo	$332,500	$406	68
1956 Beech Ave	0.27mi	2/2.0 (-1)	812 (-2%)	12mo	$317,500	$391	64
2021 Burton Ln	0.39mi	3/1.0	760 (-9%)	7mo	$216,200	$284	61
1912 English St	0.59mi	2/1.0 (-1)	839 (+1%)	9mo	$126,000	$150	59
2011 Hugo Ave	0.42mi	2/2.0 (-1)	861 (+4%)	10mo	$290,000	$337	57
2042 Arbutus Ave	0.15mi	2/2.5 (-1)	952 (+14%)	6mo	$295,000	$310	53
2021 Comstock Ave	0.21mi	2/2.5 (-1)	952 (+14%)	3mo	$295,000	$310	52
2021 Arbutus Ave	0.16mi	2/2.5 (-1)	952 (+14%)	13mo	$290,000	$305	46
2023 Comstock Ave	0.21mi	2/2.5 (-1)	952 (+14%)	13mo	$270,000	$284	44
2037 Arbutus Ave	0.16mi	2/2.5 (-1)	952 (+14%)	16mo	$300,000	$315	44
1905 English St	0.58mi	2/1.0 (-1)	939 (+13%)	9mo	$170,000	$181	39

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 · 6.36% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.52×
• Total profit: $18,857
• Equity at exit: $19,383

10-year hold

• IRR: 23.9%
• Equity multiple: 3.40×
• Total profit: $87,513
• Equity at exit: $11,240

Cash invested: $36,400 (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 29405

• Home prices YoY: -29.0%
• Rents YoY: 6.4%
• Active inventory: 203
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $527

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 66%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1971 Beech Ave North Charleston, SC	2.0	1.0	738	$1,500	$2.03	21d	1	0.23mi
1969 Beech Ave North Charleston, SC	2.0	1.0	759	$1,500	$1.98	2d	1	0.23mi
2041 Groveland Ave North Charleston, SC	2.0	1.0	1080	$2,200	$2.04	14d	1	0.36mi
2716 Sunrise St Unit 2 North Charleston, SC	2.0	1.0	750	$1,500	$2.00	23d	1	0.38mi
1941 Clements Ave North Charleston, SC	4.0	2.0	984	$2,200	$2.24	23d	1	0.45mi
1819 English St Unit A North Charleston, SC	2.0	1.0	900	$1,250	$1.39	14d	1	0.61mi
2150 Becker St North Charleston, SC	3.0	1.5	1104	$2,000	$1.81	23d	1	0.69mi
1920 Token St Unit D North Charleston, SC	2.0	1.0	637	$975	$1.53	23d	1	0.70mi
1931 Baxter St North Charleston, SC	3.0	1.0	984	$1,550	$1.58	2d	1	0.72mi
2229 Delano St Unit B Charleston, SC	2.0	1.0	750	$1,250	$1.67	11d	1	0.87mi
2245 Garfield St North Charleston, SC	3.0	1.0	1035	$1,700	$1.64	23d	1	0.92mi
3119 Azalea Dr Unit N North Charleston, SC	2.0	1.0	900	$1,550	$1.72	11d	1	0.96mi
3119 Azalea Dr North Charleston, SC	2.0	1.0	900	$1,550	$1.72	23d	1	0.96mi
1914 Carlton St North Charleston, SC	2.0	1.0	760	$1,350	$1.78	11d	1	0.98mi
2023 Four Mile Ln North Charleston, SC	3.0	2.0	1104	$2,300	$2.08	14d	1	1.00mi
1901 Success St North Charleston, SC	3.0	2.0	1000	$1,650	$1.65	19d	1	1.03mi
1818 Leland St Unit A North Charleston, SC	3.0	2.0	750	$1,700	$2.27	23d	1	1.12mi
2000 Reynolds Ave North Charleston, SC	2.0	2.0	1050	$2,000	$1.90	23d	1	1.15mi
1915 Cherokee St North Charleston, SC	3.0	2.0	800	$1,999	$2.50	21d	1	1.33mi
2116 Commander Rd North Charleston, SC	3.0	2.0	1050	$2,250	$2.14	2d	1	1.37mi

Listing history 2 events

1. 2023-12-16
   status Pending
2. 2023-12-08
   listed $130,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 18 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: $21,657
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$3,782
• Taxable income: $4,528
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $5,242/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: Charleston County · 366,793 people
• City population: 108,266
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 26,254
• Household income: $56,600
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1564.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -152.19%
• Current HPI: 372.8886
• Rent YoY: ▲ 6.36%
• 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

2 events — show timeline

• 2023-12-16 Pending — Charleston Trident MLS
• 2023-12-08 Listed $130,000 Charleston Trident MLS