502 Misty Bluff Cir · Charleston, SC 29450

$524,000

4 bd · 3.5 ba · 2,338 sqft · SingleFamily public records · 117 Days on market

Built 2023 0.42 ac lot Est $561k · 7% under $110/mo HOA · 4% of rent

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Why this score? — see what drove the F 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).

• ARV discount +10.5/15.0
• Cash flow +4.4/30.0
• Appreciation +4.4/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The Belfort floorplan features a first-floor primary bedroom with an oversized great room and large kitchen island. Three additional bedrooms with walk-in closets and a loft area, perfect for an additional entertainment space, can be found on the second level. French Quarter Creek in Huger offers a quiet, quaint, safe small-town atmosphere for families, while also being a convenient, short drive to the large employers, amenities, and entertainment of a big city.

Key facts

• Clubhouse
• Large lot
• Screened porch

Tags

• SCREENED PORCH
• OVERSIZED POOL
• CLUBHOUSE
• WALKING TRAILS
• DOCK FACILITIES
• LARGE LOT

Property features AI

Finance

• HOA & community: Community amenities include dock facilities, dog park, park, pool, and walk/jog trails; Association fee collected semi-annually

Exterior

• Parking: Attached 2-car garage; Off-street parking
• Utilities: Septic tank
• Home design: Single-family detached residence; Two levels
• Construction: Fiberglass roof
• Exterior features: Rain gutters; Pond on/adjacent to the property; Pond site; Level parcel; Approximately half to one acre

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: 4 bedrooms; Primary bedroom on lower level with garden tub/shower and walk-in closet
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; High ceilings; Garden tub/shower; Kitchen island; Eat-in kitchen; Family room; Entrance foyer; Living/dining combination; Loft; Pantry; Fireplace in family room (one)
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $524k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (37.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (42.8% below list).
• Recommended offer: $300k (42.8% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 2.4% in 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 76/100 on livability (#22 in SC, #3,336 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime D+, commute F, cost of living D-.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cainhoy Elementary (math 2% / reading 12%, grade F, #594 of 597 statewide, top 100%, 154 students, 100% FRL); Philip Simmons Middle (math 31% / reading 48%, grade F, #82 of 229 statewide, top 37%, 428 students, 35% FRL); Philip Simmons High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 771 students, 21% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 69 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $4k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($477k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $299,500 (42.8% 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. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is D 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?
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 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: 0.57% ✗
• Cap rate: 3.17%
• Cash-on-cash: -11.17%
• DSCR: 0.50
• GRM: 14.6

CMA / ARV

• ARV (on-the-fly): $561,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
246 Silver Creek Dr	0.16mi	3/2.5 (-1)	2,207 (-6%)	1mo	$535,000	$242	73
1181 Wading Point Blvd	0.22mi	3/3.0 (-1)	2,482 (+6%)	3mo	$560,000	$226	70
217 Quimby Hill Dr	0.56mi	4/2.5	2,411 (+3%)	1mo	$700,000	$290	64
105 Weston James	0.58mi	4/3.5	2,393 (+2%)	7mo	$779,000	$326	64
727 Breakers Reef Ln	0.24mi	3/2.0 (-1)	2,271 (-3%)	12mo	$667,580	$294	64
308 Cypress Branch Rd	0.27mi	3/2.5 (-1)	2,207 (-6%)	7mo	$499,999	$227	63
713 Breakers Reef Ln	0.27mi	3/2.5 (-1)	2,413 (+3%)	12mo	$726,765	$301	63
313 Cypress Branch Rd	0.22mi	3/2.5 (-1)	2,190 (-6%)	10mo	$515,000	$235	62
1144 Wading Point Blvd	0.45mi	3/2.5 (-1)	2,188 (-6%)	4mo	$525,000	$240	56
223 Silver Creek Dr	0.32mi	5/4.5 (+1)	2,584 (+10%)	3mo	$560,000	$217	56
231 Silver Creek Dr	0.26mi	5/4.5 (+1)	2,593 (+11%)	6mo	$549,000	$212	55
1126 Wading Point Blvd	0.45mi	3/3.0 (-1)	2,481 (+6%)	10mo	$550,000	$222	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.12×
• Total profit: $-129,035
• Equity at exit: $123,570

10-year hold

• IRR: -14.7%
• Equity multiple: -0.25×
• Total profit: $-183,996
• Equity at exit: $127,287

Cash invested: $146,720 (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 29450

• Home prices YoY: -0.2%
• Active inventory: 69
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$2,748
• Tax est. 1.5%: −$655 /mo · $7,860/yr
• Insurance: −$218
• HOA: −$110
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-1,365

Break-even live

Break-even rent $4,723

Max offer price $326,454

Occupancy floor —

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: $131,000
• Closing costs: $15,720
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 Wading Point Blvd Huger, SC	4.0	2.0	1871	$2,995	$1.60	3d	1	0.42mi

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 29 events

1. 2026-06-18
   days on market $524,000 Active 117 DOM
2. 2026-06-17
   days on market $524,000 Active 116 DOM
3. 2026-06-16
   days on market $524,000 Active 115 DOM
4. 2026-06-15
   days on market $524,000 Active 114 DOM
5. 2026-06-13
   days on market $524,000 Active 112 DOM
6. 2026-06-13
   days on market $524,000 Active 111 DOM
7. 2026-06-10
   days on market $524,000 Active 109 DOM
8. 2026-06-09
   days on market $524,000 Active 108 DOM
9. 2026-06-08
   days on market $524,000 Active 107 DOM
10. 2026-06-07
    days on market $524,000 Active 106 DOM
11. 2026-06-05
    days on market $524,000 Active 103 DOM
12. 2026-06-03
    days on market $524,000 Active 102 DOM
13. 2026-06-03
    days on market $524,000 Active 101 DOM
14. 2026-06-01
    days on market $524,000 Active 100 DOM
15. 2026-05-31
    days on market $524,000 Active 99 DOM
16. 2026-04-24
    price $524,000
17. 2026-03-03
    status Active
18. 2026-02-25
    historical Active Under Contract
19. 2026-02-21
    listed $549,900 Active
20. 2023-12-15
    soldstatus $490,000 Closed 466-char remark

    Show marketing remark (466 chars)

    The Belfort floorplan features a first-floor primary bedroom with an oversized great room and large kitchen island. Three additional bedrooms with walk-in closets and a loft area, perfect for an additional entertainment space, can be found on the second level. French Quarter Creek in Huger offers a quiet, quaint, safe small-town atmosphere for families, while also being a convenient, short drive to the large employers, amenities, and entertainment of a big city.

21. 2023-11-19
    historical Active Under Contract 466-char remark

    Show marketing remark (466 chars)

    The Belfort floorplan features a first-floor primary bedroom with an oversized great room and large kitchen island. Three additional bedrooms with walk-in closets and a loft area, perfect for an additional entertainment space, can be found on the second level. French Quarter Creek in Huger offers a quiet, quaint, safe small-town atmosphere for families, while also being a convenient, short drive to the large employers, amenities, and entertainment of a big city.

22. 2023-11-08
    price $533,335 466-char remark

    Show marketing remark (466 chars)

    The Belfort floorplan features a first-floor primary bedroom with an oversized great room and large kitchen island. Three additional bedrooms with walk-in closets and a loft area, perfect for an additional entertainment space, can be found on the second level. French Quarter Creek in Huger offers a quiet, quaint, safe small-town atmosphere for families, while also being a convenient, short drive to the large employers, amenities, and entertainment of a big city.

23. 2023-10-03
    price $533,380 466-char remark

    Show marketing remark (466 chars)

    The Belfort floorplan features a first-floor primary bedroom with an oversized great room and large kitchen island. Three additional bedrooms with walk-in closets and a loft area, perfect for an additional entertainment space, can be found on the second level. French Quarter Creek in Huger offers a quiet, quaint, safe small-town atmosphere for families, while also being a convenient, short drive to the large employers, amenities, and entertainment of a big city.

24. 2023-09-25
    price $528,380 466-char remark

    Show marketing remark (466 chars)

    The Belfort floorplan features a first-floor primary bedroom with an oversized great room and large kitchen island. Three additional bedrooms with walk-in closets and a loft area, perfect for an additional entertainment space, can be found on the second level. French Quarter Creek in Huger offers a quiet, quaint, safe small-town atmosphere for families, while also being a convenient, short drive to the large employers, amenities, and entertainment of a big city.

25. 2023-09-01
    price $528,375 466-char remark

    Show marketing remark (466 chars)

    The Belfort floorplan features a first-floor primary bedroom with an oversized great room and large kitchen island. Three additional bedrooms with walk-in closets and a loft area, perfect for an additional entertainment space, can be found on the second level. French Quarter Creek in Huger offers a quiet, quaint, safe small-town atmosphere for families, while also being a convenient, short drive to the large employers, amenities, and entertainment of a big city.

26. 2023-06-05
    price $512,990 466-char remark

    Show marketing remark (466 chars)

    The Belfort floorplan features a first-floor primary bedroom with an oversized great room and large kitchen island. Three additional bedrooms with walk-in closets and a loft area, perfect for an additional entertainment space, can be found on the second level. French Quarter Creek in Huger offers a quiet, quaint, safe small-town atmosphere for families, while also being a convenient, short drive to the large employers, amenities, and entertainment of a big city.

27. 2023-04-24
    price $509,990 466-char remark

    Show marketing remark (466 chars)

    The Belfort floorplan features a first-floor primary bedroom with an oversized great room and large kitchen island. Three additional bedrooms with walk-in closets and a loft area, perfect for an additional entertainment space, can be found on the second level. French Quarter Creek in Huger offers a quiet, quaint, safe small-town atmosphere for families, while also being a convenient, short drive to the large employers, amenities, and entertainment of a big city.

28. 2023-04-12
    listed $517,880 Active 466-char remark

    Show marketing remark (466 chars)

    The Belfort floorplan features a first-floor primary bedroom with an oversized great room and large kitchen island. Three additional bedrooms with walk-in closets and a loft area, perfect for an additional entertainment space, can be found on the second level. French Quarter Creek in Huger offers a quiet, quaint, safe small-town atmosphere for families, while also being a convenient, short drive to the large employers, amenities, and entertainment of a big city.

29. 2022-11-18
    soldstatus $7,732,876

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

Taxation est. · year 1

• Rental income: $35,940
• − Mortgage interest: −$29,352
• − Property taxes: −$7,860
• − Insurance: −$2,620
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − HOA: −$1,320
• − Depreciation: −$15,244
• Taxable loss: −$26,206
• Est. tax savings @ 24.0%: +$6,289
• After-tax cash flow: $-10,093/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — Charleston

• Score: 76/100
• State rank: #22
• US rank: #3336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 200,573
• Population (ZIP): 3,124

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 25% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6% Dominican 2%
• Common ancestry: Serbian 7% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.12%
• Current HPI: 462.4619
• 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

-93.2% since first listed

14 events — show timeline

• 2026-04-24 Price Changed $524,000 Charleston Trident MLS
• 2026-03-03 Relisted — Charleston Trident MLS
• 2026-02-25 Contingent — Charleston Trident MLS
• 2026-02-21 Listed $549,900 Charleston Trident MLS
• 2023-12-15 Sold (MLS) $490,000 Charleston Trident MLS
• 2023-11-19 Contingent — Charleston Trident MLS
• 2023-11-08 Price Changed $533,335 Charleston Trident MLS
• 2023-10-03 Price Changed $533,380 Charleston Trident MLS
• 2023-09-25 Price Changed $528,380 Charleston Trident MLS
• 2023-09-01 Price Changed $528,375 Charleston Trident MLS
• 2023-06-05 Price Changed $512,990 Charleston Trident MLS
• 2023-04-24 Price Changed $509,990 Charleston Trident MLS
• 2023-04-12 Listed $517,880 Charleston Trident MLS
• 2022-11-18 Sold (Public Records) $7,732,876 Public Records

Property tax history

-47.4%/yr

Latest (2025): $343 · +7.5% YoY. Source: county tax records.