58 Unit 10b - Share H - Pet Friendly Inlet Point Dr · Litchfield Beach, SC 29585

$55,000

3 bd · 2.5 ba · 1,640 sqft · Condo · 63 Days on market

Built 1979 Good condition $275/mo HOA · 12% of rent

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is an interval ownership property. Pet Friendly!!! Experience the quintessential Pawleys Island lifestyle with this premier 1/13th interval ownership opportunity, providing four weeks of usage per year within the exclusive, gated peninsula of Inlet Point. This 3-bedroom, 2.5-bath retreat is perfectly positioned marshfront, offering breathtaking, unobstructed views of the tidal creeks and Lowcountry sunsets from your private patio, screened porch, and upstairs balcony. Tastefully decorated and move-in ready, the interior flows seamlessly toward the water, while the Atlantic Ocean is just a short, breezy walk away via private beach access. Owners enjoy the security of a gated community a

Key facts

• Breathtaking views
• Upstairs balcony
• Marshfront

Tags

• MARSHFRONT
• BREATHTAKING VIEWS
• PRIVATE PATIO
• SCREENED PORCH
• UPSTAIRS BALCONY
• PRIVATE BEACH ACCESS

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $275; HOA covers association management, common areas, insurance, internet, grounds maintenance, pools, recreation facilities, sewer, security, trash, and water; Community amenities include beach rights, clubhouse, gated entry, private membership options, security, cable TV, and maintained grounds; Community features include beach access, clubhouse, cable TV, gated access, internet access, private beach, recreation area, pool, and short-term rentals allowed

Exterior

• Parking: Parking lot
• Security: Gated community; Security service; Smoke detector(s)
• Utilities: Electricity available; Public water; Sewer available; High speed internet available; Trash collection
• Home design: Resale property; Located in a planned development (PD)
• Construction: Slab foundation
• Exterior features: Porch; Rear porch; Screened porch; Storage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Breakfast bar; Pantry; Stainless steel appliances; Solid surface counters
• Bedrooms: Ceiling fan(s)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Furnished; Ceiling fan(s); Window treatments; High speed internet; Separate shower; Breakfast bar; Stainless steel appliances; Solid surface counters
• Laundry & utility: Washer; Dryer; Washer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 32.4% vs local median 1.8% in Litchfield Beach — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 392 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.26% ✓
• Cap rate: 32.38%
• Cash-on-cash: 93.17%
• DSCR: 5.15
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 59.0%
• Equity multiple: 3.63×
• Total profit: $40,542
• Equity at exit: $8,201

10-year hold

• IRR: 63.9%
• Equity multiple: 7.51×
• Total profit: $100,279
• Equity at exit: $4,755

Cash invested: $15,400 (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 29585

• Home prices YoY: -29.0%
• Active inventory: 392
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,343 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$275
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $769

Break-even live

Break-even rent $1,369

Max offer price $55,000

Occupancy floor 62%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Weatherboard Ct Pawleys Island, SC	3.0	3.0	1480	$2,500	$1.69	23d	1	0.53mi
736 Algonquin Dr Unit Pawleys Pavilion 736H Pawleys Island, SC	3.0	2.0	1250	$1,700	$1.36	23d	1	0.71mi
84 Racquet Club Dr Unit WVC 14 Pawleys Island, SC	3.0	2.0	1471	$2,700	$1.84	23d	1	0.75mi
5 Ashcraft Cir Pawleys Island, SC	2.0–3.0	2.0	1074	$2,167	$2.02	14d	10	1.01mi
166 Tall Pines Way Pawleys Island, SC	3.0	2.5	1750	$2,500	$1.43	14d	1	1.33mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-07
   statusdays on market $55,000 Pending 63 DOM
2. 2026-06-03
   days on market $55,000 Active Under Contract 61 DOM
3. 2026-06-02
   days on market $55,000 Active Under Contract 60 DOM
4. 2026-06-01
   days on market $55,000 Active Under Contract 59 DOM
5. 2026-05-31
   days on market $55,000 Active Under Contract 58 DOM
6. 2026-05-30
   statusdays on market $55,000 Active Under Contract 57 DOM
7. 2026-04-03
   listed $55,000 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,113
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$5,394
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − HOA: −$3,300
• − Depreciation: −$1,600
• Taxable income: $9,416
• Est. tax owed @ 24.0%: −$2,260
• After-tax cash flow: $6,970/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

This move-in ready condo is in good condition with a good condition score of 80. It offers a great location with marshfront views and is pet-friendly. The home has potential for further value increases through minor cosmetic updates and smart home features.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Updating the flooring in the living areas — New flooring can improve the overall look and feel of the living spaces.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers/renters.
• Both Adding smart home features — Smart home features can increase the home's value and attract tech-savvy buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the living areas — New flooring can improve the overall look and feel of the living spaces. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers/renters. ↑
• Both Adding smart home features — Smart home features can increase the home's value and attract tech-savvy buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Litchfield Beach

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Litchfield Beach, SC
• Population (ZIP): 17,346

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.24%
• Current HPI: 211.3537
• 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

1 event — show timeline

• 2026-04-03 Listed $55,000 CCAR