4054 Cedars Pkwy Apt C · North Charleston, SC 29420

$180,000

2 bd · 1.5 ba · 1,087 sqft · Townhouse public records · 6 Days on market

Built 1999 435 sqft lot Est $165k · 9% over

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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 +12.6/30.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• ARV discount +3.5/15.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

: A well-manicured lawn and established trees greet you as you stroll up the walk to 4054 Cedars Pkwy. As you open the door to unit C you find a neutral paint palette and beautiful LVP floors. The semi open floor plan of this home allows for the natural sunlight to stream through and brighten the entire lower level! The kitchen features crisp white cabinets and stainless-steel appliances. Upstairs you will find two generous sized bedrooms and a full bath. Out the back door you will find a privacy fence and a good-sized backyard, perfect for pets! Conveniently located to the I-26, shopping and dining. Come see your new home today!

Key facts

• Beautiful lvp floors
• Well manicured lawn
• Crisp white cabinets

Tags

• WELL MANICURED LAWN
• ESTABLISHED TREES
• NEUTRAL PAINT PALETTE
• BEAUTIFUL LVP FLOORS
• SEMI OPEN FLOOR PLAN
• CRISP WHITE CABINETS

Property features AI

Finance

• HOA & community: Monthly association fee; Community laundry and trash services

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Service by Dominion Energy; Water/sewer service by Dorchester County
• Home design: Single-family attached (townhouse); Two levels; Condominium ownership
• Construction: Asphalt roof
• Exterior features: Wooden enclosed fence; Interior, level lot

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (master bedroom on upper level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1.5 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Utility room
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $-22 ($-266/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (6.3% below list).
• Recommended offer: $169k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Dorchester 02 (suburban): math 40% / reading 55% proficiency, ranked #12 of 80 in SC (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Windsor Hill Arts Infused Elementary (math 28% / reading 35%, grade F, #383 of 597 statewide, top 64%, 693 students, 100% FRL); River Oaks Middle (math 14% / reading 32%, grade F, #171 of 229 statewide, top 76%, 849 students, 84% FRL); Fort Dorchester High (math 58% / reading 88%, grade B+, #44 of 196 statewide, top 23%, 2,312 students, 62% FRL) — zoned schools average 82% FRL vs 36% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 128 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,199 units permitted in Dorchester County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Dorchester County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 7y 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.

Risks & watch-outs

• 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 $168,731 (6.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.94% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $165,224
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4054 Cedars Pkwy Apt C	0.00mi	2/1.5	1,087 (0%)	0mo	$165,000	$152	100

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 · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.36×
• Total profit: $-32,449
• Equity at exit: $26,839

10-year hold

• IRR: -13.6%
• Equity multiple: 0.25×
• Total profit: $-37,563
• Equity at exit: $15,563

Cash invested: $50,400 (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 29420

• Home prices YoY: -14.6%
• Rents YoY: 1.8%
• Active inventory: 128
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$944
• Tax from tax record: −$336 /mo · $4,034/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-22

Break-even live

Break-even rent $1,715

Max offer price $176,084

Occupancy floor 96%

Sensitivity live

Price	-10% $80	-5% $29	+0% $-22	+5% $-73	+10% $-124
Rent	-10% $-155	-5% $-89	+0% $-22	+5% $44	+10% $111
Rate	-1.0pp $68	-0.5pp $24	base $-22	+0.5pp $-69	+1.0pp $-116

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Peppertree Ln North Charleston, SC	3.0	2.0	1386	$2,231	$1.61	25d	1	0.19mi
8180 Windsor Hill Blvd North Charleston, SC	2.0–3.0	1.0–2.0	1136	$1,195	$1.05	25d	1	0.20mi
8240 Windsor Hill Blvd North Charleston, SC	1.0	1.0	839	$1,530	$1.82	25d	1	0.30mi
8240 Windsor Hill Blvd North Charleston, SC	2.0	2.0	965	$1,550	$1.61	4d	1	0.30mi
3616 Peppertree Ln North Charleston, SC	2.0	1.5	1066	$1,550	$1.45	4d	1	0.37mi
7655 Hunters Ridge Ln North Charleston, SC	2.0	1.5	1007	$1,395	$1.39	4d	1	0.38mi
7666 Hunters Ridge Ln North Charleston, SC	2.0	1.5	1006	$1,395	$1.39	25d	1	0.42mi
8117 Honeysuckle Lake Dr North Charleston, SC	2.0–3.0	1.5	1250	$1,425	$1.14	25d	1	0.44mi
8251 Windsor Hill Blvd North Charleston, SC	1.0–2.0	1.0–2.0	947	$1,895	$2.00	4d	19	0.47mi
7580 Plantation Rd North Charleston, SC	2.0	1.0–2.0	870	$2,251	$2.59	4d	38	0.71mi
8486 William Moultrie Dr North Charleston, SC	3.0	2.0	1454	$2,300	$1.58	4d	1	0.78mi
7677 Picardy Pl North Charleston, SC	3.0	1.5	1300	$2,500	$1.92	25d	1	0.83mi
184 Dorchester Manor Blvd Unit 184-A Charleston, SC	2.0	2.0	1000	$1,450	$1.45	23d	1	0.91mi
184A Dorchester Manor Blvd North Charleston, SC	2.0	2.0	1000	$1,450	$1.45	23d	1	0.91mi
186 Dorchester Manor Blvd Unit B Charleston, SC	2.0	2.0	1055	$1,800	$1.71	16d	1	0.91mi
3360 Ashley Phosphate Rd North Charleston, SC	2.0	1.5	1100	$1,395	$1.27	25d	1	0.92mi
7774 Ginger Ln North Charleston, SC	3.0	1.5	1093	$2,250	$2.06	23d	1	0.96mi
7782 Ginger Ln North Charleston, SC	3.0	1.0	1300	$3,680	$2.83	4d	1	0.99mi
3311 Mountainbrook Ave North Charleston, SC	1.0–3.0	1.5	1204	$1,499	$1.25	4d	12	1.01mi
7900 Rocky Mount Rd North Charleston, SC	2.0	2.0	844	$2,069	$2.45	21d	1	1.29mi
7776 Wayfield Cir Unit A North Charleston, SC	2.0	1.5	1024	$1,600	$1.56	16d	1	1.34mi
4640 Forest Hills Dr North Charleston, SC	1.0–2.0	1.0–1.5	839	$1,526	$1.82	4d	19	1.47mi
7620 Valleyview Cir North Charleston, SC	2.0	2.5	962	$1,575	$1.64	25d	1	1.49mi

Listing history 35 events

1. 2026-05-21
   status Pending
2. 2026-05-15
   listed $180,000 Active
3. 2026-04-02
   historical
4. 2026-02-09
   historical Active Under Contract
5. 2026-02-02
   status Active
6. 2026-02-01
   historical
7. 2026-01-12
   price $176,500
8. 2026-01-05
   price $177,000
9. 2025-12-12
   price $177,500
10. 2025-12-01
    price $178,000
11. 2025-10-29
    price $179,000
12. 2025-10-15
    status Active
13. 2025-10-06
    historical Active Under Contract
14. 2025-09-06
    status Active
15. 2025-07-01
    status Active
16. 2025-06-06
    status Pending
17. 2025-06-05
    listed $180,000 Active
18. 2024-07-02
    status Active
19. 2024-05-13
    price $198,000
20. 2024-05-08
    price $198,500
21. 2024-04-26
    price $199,000
22. 2024-04-18
    price $199,500
23. 2024-03-23
    listed $203,000 Active
24. 2022-05-20
    price $1,650
25. 2022-04-06
    soldstatus $180,000
26. 2022-04-04
    soldstatus $180,000 Closed
27. 2022-03-09
    historical Active Contingent
28. 2022-03-04
    listed $180,000 Active
29. 2022-03-01
    historical
30. 2022-01-15
    historical Active Contingent
31. 2022-01-14
    listed $175,000 Active
32. 2019-02-11
    soldstatus $109,000
33. 2019-02-04
    soldstatus $109,000 Closed
34. 2019-01-08
    historical Active Contingent
35. 2019-01-04
    listed $105,000 Active

ⓘ 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: $4,034 · $336/mo
• Projected year-2 tax: $4,034 · $336/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,248
• − Mortgage interest: −$10,083
• − Property taxes: −$4,034
• − Insurance: −$900
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$5,236
• Taxable loss: −$3,245
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $513/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: Dorchester 02
• NCES district ID: 4502010
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $57,937
• Composite: 41.41/100
• National rank: #3475
• State rank: #12 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

• County: Dorchester County · 182,866 people
• City population: 108,266
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 23,959
• Household income: $72,661
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 738.0

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 186,982 people
• By 2030: 203,967 · +9.1%
• By 2040: 237,160 · +26.8%
• By 2050: 267,479 · +43.1%
• By 2075: 333,025 · +78.1%
• By 2100: 366,560 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 41% Black 39% Hispanic / Latino 11% Asian 5% Two or more races 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 10% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.8% · R 56.4% · Other 1.9%
• 2008→2024 swing: +0.9pp no change · 2008: -15.5pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+10.5 2016: R+17.5 2012: R+16.0 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.51%
• Current HPI: 271.2116
• Rent YoY: ▲ 1.83%
• 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

+71.4% since first listed

35 events — show timeline

• 2026-05-21 Pending — Charleston Trident MLS
• 2026-05-15 Listed $180,000 Charleston Trident MLS
• 2026-04-02 Listing Removed — Charleston Trident MLS
• 2026-02-09 Contingent — Charleston Trident MLS
• 2026-02-02 Relisted — Charleston Trident MLS
• 2026-02-01 Listing Removed — Charleston Trident MLS
• 2026-01-12 Price Changed $176,500 Charleston Trident MLS
• 2026-01-05 Price Changed $177,000 Charleston Trident MLS
• 2025-12-12 Price Changed $177,500 Charleston Trident MLS
• 2025-12-01 Price Changed $178,000 Charleston Trident MLS
• 2025-10-29 Price Changed $179,000 Charleston Trident MLS
• 2025-10-15 Relisted — Charleston Trident MLS
• 2025-10-06 Contingent — Charleston Trident MLS
• 2025-09-06 Relisted — Charleston Trident MLS
• 2025-07-01 Relisted — Charleston Trident MLS
• 2025-06-06 Pending — Charleston Trident MLS
• 2025-06-05 Listed $180,000 Charleston Trident MLS
• 2024-07-02 Relisted — Charleston Trident MLS
• 2024-05-13 Price Changed $198,000 Charleston Trident MLS
• 2024-05-08 Price Changed $198,500 Charleston Trident MLS
• 2024-04-26 Price Changed $199,000 Charleston Trident MLS
• 2024-04-18 Price Changed $199,500 Charleston Trident MLS
• 2024-03-23 Listed $203,000 Charleston Trident MLS
• 2022-05-20 Price Changed $1,650 RENT.
• 2022-04-06 Sold (Public Records) $180,000 Public Records
• 2022-04-04 Sold (MLS) $180,000 Charleston Trident MLS
• 2022-03-09 Contingent — Charleston Trident MLS
• 2022-03-04 Listed $180,000 Charleston Trident MLS
• 2022-03-01 Listing Removed — Charleston Trident MLS
• 2022-01-15 Contingent — Charleston Trident MLS
• 2022-01-14 Listed $175,000 Charleston Trident MLS
• 2019-02-11 Sold (Public Records) $109,000 Public Records
• 2019-02-04 Sold (MLS) $109,000 Charleston Trident MLS
• 2019-01-08 Contingent — Charleston Trident MLS
• 2019-01-04 Listed $105,000 Charleston Trident MLS

Property tax history

+11.2%/yr

Latest (2025): $4,034 · +2.1% YoY. Source: county tax records.