6224 Bevington Rd · Hollywood, SC 29449

$205,000

3 bd · 1.5 ba · 1,168 sqft · SingleFamily public records · 39 Days on market

Built 1961 0.46 ac lot Est $319k · 36% under

---

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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention all Investor/Rehab/Renovation Buyers - This property is 1 of 30 being sold by the Seller and can be purchased individually or as a group. A fantastic opportunity for investors, owner-occupants, or anyone looking for a renovation project. PLEASE NOTE: Properties are being sold strictly as-is and Seller will make no modifications or repairs. If square footage is important, please measure. Seller has set a call for offers to ensure all interested parties have equal opportunity to preview the homes, so please send your highest and best offer when you submit. * * * DUE TO TROPICAL STORM DEBBY the NEW OFFER DEADLINE is SUNDAY, 8/18/2024 at 11:59PM. * * * Seller will not respond to

Key facts

• Investors
• Equal opportunity
• Owner-occupants

Tags

• RENOVATION BUYERS
• INVESTORS
• OWNER-OCCUPANTS
• RENOVATION PROJECT
• EQUAL OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 1.0% in Hollywood — 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 60/100 on livability (#220 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B+; Watch: amenities F, commute F, health & safety 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: E.B. Ellington Elementary (math 12% / reading 8%, grade F, #587 of 597 statewide, top 99%, 353 students, 100% FRL); Baptist Hill High (math 11% / reading 26%, grade F, #196 of 196 statewide, top 100%, 552 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 14% at this address vs 50% district-wide (-36 pts) — the specific schools serving this property underperform the Charleston 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 157 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 39 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $40k; list at $205k implies a 412% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.01% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $318,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6218 Bevington Rd	0.02mi	2/1.5 (-1)	1,075 (-8%)	3mo	$287,000	$267	79
6214 Gritman Dr	0.66mi	3/2.0	1,181 (+1%)	9mo	$301,400	$255	58
6254 Gritman Dr	0.63mi	3/2.0	1,182 (+1%)	11mo	$304,400	$258	58
6225 Gritman Dr	0.66mi	3/2.0	1,182 (+1%)	12mo	$297,900	$252	55
8034 Rackham Rd	0.57mi	3/2.0	1,257 (+8%)	8mo	$356,900	$284	52
8030 Rackham Rd	0.58mi	3/2.0	1,281 (+10%)	5mo	$349,900	$273	51
8033 Rackham Rd	0.59mi	3/2.0	1,281 (+10%)	5mo	$349,900	$273	50
6234 Gritman Dr	0.56mi	3/2.0	1,257 (+8%)	11mo	$347,900	$277	50
8025 Rackham Rd	0.60mi	3/2.0	1,257 (+8%)	9mo	$349,900	$278	50
8022 Rackham Rd	0.59mi	3/2.0	1,281 (+10%)	7mo	$349,900	$273	49
8010 Rackham Rd	0.61mi	3/2.0	1,257 (+8%)	11mo	$343,900	$274	48
6218 Gritman Dr	0.64mi	3/2.0	1,257 (+8%)	10mo	$352,400	$280	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-19,488
• Equity at exit: $30,566

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $797
• Equity at exit: $17,725

Cash invested: $57,400 (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 29449

• Home prices YoY: -20.6%
• Active inventory: 157
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,066 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $215

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 85%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2024-09-10
   status Pending
2. 2024-09-10
   status Active
3. 2024-08-24
   historical Active Under Contract
4. 2024-08-01
   listed $205,000 Active
5. 1991-01-11
   soldstatus $40,000
6. 1983-01-21
   soldstatus $39,844

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $24,787
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$5,964
• Taxable loss: −$726
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $2,755/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 — Hollywood

• Score: 60/100
• State rank: #220
• US rank: #18513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hollywood, SC
• Population (ZIP): 7,761

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 White (53%)
• Race & ethnicity: White 53% Black 42% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 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: ▼ -83.94%
• Current HPI: 324.5737
• 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

+414.5% since first listed

6 events — show timeline

• 2024-09-10 Pending — Charleston Trident MLS
• 2024-09-10 Relisted — Charleston Trident MLS
• 2024-08-24 Contingent — Charleston Trident MLS
• 2024-08-01 Listed $205,000 Charleston Trident MLS
• 1991-01-11 Sold (Public Records) $40,000 Public Records
• 1983-01-21 Sold (Public Records) $39,844 Public Records

Property tax history

-1.5%/yr

Latest (2022): $99 · +0.0% YoY. Source: county tax records.