2666 Olympia Ave · North Charleston, SC 29405

$185,000

3 bd · 1.0 ba · 856 sqft · SingleFamily public records · 40 Days on market

Built 1943 6,098 sqft lot Est $230k · 20% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.3/10.0
• 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

Listing remarks MLS

Your Next Investment Opportunity!Are you searching for a fixer-upper with great potential? This home is an ideal investment for a flip or for building sweat equity. Located just a five-minute drive from I-26 and I-526, this property offers an incredibly easy commute. The neighborhood park is within walking distance. The surrounding neighborhood has seen numerous recent renovations, with several homes selling for over $300,000. This is your chance to capitalize on a growing market. Home to be sold as-is.

Key facts

• Central hvac unit
• Large front porch
• 6,098 sq ft lot

Tags

• LARGE FRONT PORCH
• CENTRAL HVAC UNIT
• CLOSE TO GROCERY STORES

Property features AI

Finance

• Other: For sale; Pets allowed (owner only noted as allowed)
• HOA & community: Monthly association fees; Owner and tenant allowed golf carts and motorcycles; Pet restrictions; Community allows golf carts; Long-term rentals allowed

Exterior

• Parking: Driveway; Boat parking available; 3 parking spaces (total)
• Utilities: Public water; Sewer available; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Wood frame construction; Crawlspace foundation (brick/mortar); Resale property; Zoned R
• Construction: Wood frame construction; Brick/mortar foundation with crawlspace
• Exterior features: Fenced yard; Front porch; City lot; Rectangular lot

Interior

• Bedrooms: Primary bedroom on the main level; Additional bedroom(s) with ceiling fan(s)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Full bathroom with bathtub and separate shower
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Window treatments; Bathtub; Separate shower; Ceiling fan(s); Main level primary; Sitting area in primary; Bedroom on main level; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: schools C-, employment C-, crime 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.
• Market conditions: Rents rising fast (+6.4%/yr); 203 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% 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 $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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $145k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1943 — 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. 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?
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: 1.03% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $230,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2744 Saratoga Rd	0.16mi	3/1.0	858 (+0%)	1mo	$200,000	$233	91
2652 Hull St	0.15mi	2/1.0 (-1)	858 (+0%)	3mo	$240,000	$280	85
2651 Poplin Ave	0.09mi	3/2.0	828 (-3%)	5mo	$270,000	$326	82
2655 Ranger Dr	0.14mi	3/1.0	936 (+9%)	4mo	$183,000	$196	74
4047 Gary Dr	0.16mi	2/1.0 (-1)	782 (-9%)	1mo	$150,000	$192	72
2649 Cardinal Cir	0.25mi	3/1.0	936 (+9%)	5mo	$245,000	$262	68
2885 Charlene Dr	0.48mi	2/1.0 (-1)	864 (+1%)	4mo	$200,000	$231	68
2604 Wye Ln	0.37mi	2/1.0 (-1)	901 (+5%)	4mo	$229,000	$254	66
2965 Alabama Dr	0.39mi	3/2.0	800 (-6%)	4mo	$305,000	$381	64
2718 E Surrey Dr	0.36mi	3/1.0	732 (-14%)	1mo	$205,000	$280	58
2754 E Surrey Dr	0.55mi	3/1.0	780 (-9%)	2mo	$210,000	$269	58
2762 E Surrey Dr	0.59mi	2/1.0 (-1)	802 (-6%)	4mo	$240,000	$299	54

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,674
• Equity at exit: $27,584

10-year hold

• IRR: 13.7%
• Equity multiple: 2.25×
• Total profit: $64,813
• Equity at exit: $15,995

Cash invested: $51,800 (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 29405

• Home prices YoY: -29.0%
• Rents YoY: 6.4%
• Active inventory: 203
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$970
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $410

Break-even live

Break-even rent $1,384

Max offer price $185,000

Occupancy floor 73%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2667 Olympia Ave North Charleston, SC	2.0	2.0	899	$1,500	$1.67	23d	1	0.06mi
2679 Olympia Ave Unit A North Charleston, SC	3.0	1.0	1100	$1,995	$1.81	23d	1	0.13mi
2645 Oregon Ave North Charleston, SC	3.0	2.0	916	$2,300	$2.51	23d	1	0.15mi
4025 Gary Dr Unit A North Charleston, SC	3.0	1.0	925	$1,600	$1.73	23d	1	0.21mi
2755 Louise Dr North Charleston, SC	3.0	1.0	1025	$1,800	$1.76	23d	1	0.23mi
4008 Gary Dr North Charleston, SC	2.0	1.0	676	$1,300	$1.92	14d	1	0.23mi
2708 Busch Ave North Charleston, SC	3.0	1.5	1025	$2,100	$2.05	23d	1	0.30mi
2808 Martha Dr North Charleston, SC	3.0	2.0	1025	$2,250	$2.20	23d	1	0.45mi
2620 Woodlawn Ave North Charleston, SC	3.0	1.0	892	$1,695	$1.90	23d	1	0.56mi
2620 Woodlawn Ave North Charleston, SC	3.0	1.0	892	$1,695	$1.90	10d	1	0.56mi
2125 Aberdeen Ave Unit 102 North Charleston, SC	2.0	1.0	625	$1,375	$2.20	3d	1	0.57mi
4025 Bamberg Ave Unit 4025-5 North Charleston, SC	2.0	1.0	800	$1,400	$1.75	23d	1	0.58mi
3925 Hilda St North Charleston, SC	3.0	1.0	900	$1,700	$1.89	21d	1	0.62mi
2674 Madden Dr North Charleston, SC	3.0	2.0	858	$2,200	$2.56	23d	1	0.71mi
2624 S Allen Dr North Charleston, SC	3.0	2.0	1000	$1,600	$1.60	23d	1	0.74mi
3545 1/2 Admiral Dr Unit 4 North Charleston, SC	2.0	1.0	680	$1,000	$1.47	14d	1	0.77mi
2636 S Allen Dr North Charleston, SC	3.0	2.0	1100	$2,200	$2.00	14d	1	0.79mi
4003 S Rhett Ave Unit C5 North Charleston, SC	2.0	1.0	640	$1,399	$2.19	19d	1	0.83mi
4003 S Rhett Ave Unit B6 North Charleston, SC	2.0	1.0	640	$1,350	$2.11	23d	1	0.83mi
1920 McMillan Ave North Charleston, SC	1.0–3.0	1.0	777	$1,550	$1.99	23d	1	0.84mi
2116 Commander Rd North Charleston, SC	3.0	2.0	1050	$2,250	$2.14	3d	1	0.96mi
2512 Bennett Yard Rd Unit B North Charleston, SC	3.0	1.5	834	$1,800	$2.16	23d	1	1.12mi
4251 S Rhett Ave North Charleston, SC	1.0–3.0	1.0–2.5	1119	$2,995	$2.68	3d	16	1.15mi
1202 Bexley St Unit C North Charleston, SC	2.0	1.0	600	$1,650	$2.75	23d	1	1.21mi
1915 Cherokee St North Charleston, SC	3.0	2.0	800	$1,999	$2.50	21d	1	1.22mi
1185 Bexley St Unit 1 North Charleston, SC	2.0	1.0	900	$1,250	$1.39	3d	1	1.23mi
2000 Reynolds Ave North Charleston, SC	2.0	2.0	1050	$2,000	$1.90	23d	1	1.33mi
3119 Azalea Dr North Charleston, SC	2.0	1.0	900	$1,550	$1.72	23d	1	1.35mi
3119 Azalea Dr Unit N North Charleston, SC	2.0	1.0	900	$1,550	$1.72	12d	1	1.35mi
3229 W Montague Ave North Charleston, SC	1.0–2.0	1.0–2.0	946	$2,601	$2.75	3d	32	1.36mi
2245 Garfield St North Charleston, SC	3.0	1.0	1035	$1,700	$1.64	23d	1	1.36mi

Listing history 23 events

1. 2026-06-18
   days on market $185,000 Active 40 DOM
2. 2026-06-17
   days on market $185,000 Active 39 DOM
3. 2026-06-16
   days on market $185,000 Active 38 DOM
4. 2026-06-15
   days on market $185,000 Active 37 DOM
5. 2026-06-10
   days on market $185,000 Active 32 DOM
6. 2026-06-09
   days on market $185,000 Active 31 DOM
7. 2026-06-08
   days on market $185,000 Active 30 DOM
8. 2026-06-07
   days on market $185,000 Active 29 DOM
9. 2026-06-05
   days on market $185,000 Active 26 DOM
10. 2026-06-03
    days on market $185,000 Active 25 DOM
11. 2026-06-01
    days on market $185,000 Active 23 DOM
12. 2026-05-31
    days on market $185,000 Active 22 DOM
13. 2026-05-09
    listed $185,000 Active
14. 2025-11-19
    soldstatus $145,000
15. 2025-10-15
    soldstatus $145,000 Closed 508-char remark

    Show marketing remark (508 chars)

    Your Next Investment Opportunity!Are you searching for a fixer-upper with great potential? This home is an ideal investment for a flip or for building sweat equity. Located just a five-minute drive from I-26 and I-526, this property offers an incredibly easy commute. The neighborhood park is within walking distance. The surrounding neighborhood has seen numerous recent renovations, with several homes selling for over $300,000. This is your chance to capitalize on a growing market. Home to be sold as-is.

16. 2025-09-27
    historical Active Under Contract 508-char remark

    Show marketing remark (508 chars)

    Your Next Investment Opportunity!Are you searching for a fixer-upper with great potential? This home is an ideal investment for a flip or for building sweat equity. Located just a five-minute drive from I-26 and I-526, this property offers an incredibly easy commute. The neighborhood park is within walking distance. The surrounding neighborhood has seen numerous recent renovations, with several homes selling for over $300,000. This is your chance to capitalize on a growing market. Home to be sold as-is.

17. 2025-09-19
    status Active 508-char remark

    Show marketing remark (508 chars)

    Your Next Investment Opportunity!Are you searching for a fixer-upper with great potential? This home is an ideal investment for a flip or for building sweat equity. Located just a five-minute drive from I-26 and I-526, this property offers an incredibly easy commute. The neighborhood park is within walking distance. The surrounding neighborhood has seen numerous recent renovations, with several homes selling for over $300,000. This is your chance to capitalize on a growing market. Home to be sold as-is.

18. 2025-09-19
    price $159,000 508-char remark

    Show marketing remark (508 chars)

    Your Next Investment Opportunity!Are you searching for a fixer-upper with great potential? This home is an ideal investment for a flip or for building sweat equity. Located just a five-minute drive from I-26 and I-526, this property offers an incredibly easy commute. The neighborhood park is within walking distance. The surrounding neighborhood has seen numerous recent renovations, with several homes selling for over $300,000. This is your chance to capitalize on a growing market. Home to be sold as-is.

19. 2025-08-26
    historical Active Under Contract 508-char remark

    Show marketing remark (508 chars)

    Your Next Investment Opportunity!Are you searching for a fixer-upper with great potential? This home is an ideal investment for a flip or for building sweat equity. Located just a five-minute drive from I-26 and I-526, this property offers an incredibly easy commute. The neighborhood park is within walking distance. The surrounding neighborhood has seen numerous recent renovations, with several homes selling for over $300,000. This is your chance to capitalize on a growing market. Home to be sold as-is.

20. 2025-08-20
    listed $170,000 Active 508-char remark

    Show marketing remark (508 chars)

    Your Next Investment Opportunity!Are you searching for a fixer-upper with great potential? This home is an ideal investment for a flip or for building sweat equity. Located just a five-minute drive from I-26 and I-526, this property offers an incredibly easy commute. The neighborhood park is within walking distance. The surrounding neighborhood has seen numerous recent renovations, with several homes selling for over $300,000. This is your chance to capitalize on a growing market. Home to be sold as-is.

21. 2011-12-28
    soldstatus $15,000 119-char remark

    Show marketing remark (119 chars)

    Bank owned home in need of some repairs but priced extremely well. Close to the interstate, Air Force Base, and Boeing.

22. 2011-11-18
    listed $18,000 119-char remark

    Show marketing remark (119 chars)

    Bank owned home in need of some repairs but priced extremely well. Close to the interstate, Air Force Base, and Boeing.

23. 1998-06-04
    soldstatus $22,000

ⓘ 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: $556 · $46/mo
• Projected year-2 tax: $1,054 · $88/mo
• Expected delta: +$499/yr (+$42/mo · 89.8%)

ⓘ 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 1/10 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: $22,833
• − Mortgage interest: −$10,363
• − Property taxes: −$556
• − Insurance: −$925
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$5,382
• Taxable income: $1,954
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $4,446/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

+740.9% since first listed

11 events — show timeline

• 2026-05-09 Listed $185,000 CCAR
• 2025-11-19 Sold (Public Records) $145,000 Public Records
• 2025-10-15 Sold (MLS) $145,000 Charleston Trident MLS
• 2025-09-27 Contingent — Charleston Trident MLS
• 2025-09-19 Relisted — Charleston Trident MLS
• 2025-09-19 Price Changed $159,000 Charleston Trident MLS
• 2025-08-26 Contingent — Charleston Trident MLS
• 2025-08-20 Listed $170,000 Charleston Trident MLS
• 2011-12-28 Sold (MLS) $15,000 Charleston Trident MLS
• 2011-11-18 Listed $18,000 Charleston Trident MLS
• 1998-06-04 Sold (Public Records) $22,000 Public Records

Property tax history

+3.8%/yr

Latest (2022): $556 · +0.6% YoY. Source: county tax records.