1984 Hugo Ave · North Charleston, SC 29405

$209,000

3 bd · 1.0 ba · 966 sqft · SingleFamily public records · 490 Days on market

Built 1934 3,049 sqft lot Est $299k · 30% under

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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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Schools +4.3/10.0
• Rent growth +4.1/5.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this recently updated 3-bedroom, 1-bathroom home, conveniently located near major highways, I-526 and I-26, for easy commuting, dining, and local activities. Step inside to a bright and inviting living room that seamlessly flows into the kitchen and bedroom areas. The updated kitchen features sleek stainless steel appliances, granite countertops, stylish tile backsplash, and modern lighting. The bathroom has been refreshed with a new vanity and upgraded plumbing fixtures. With thoughtful updates throughout, this home is move-in ready. Don't miss this opportunity--schedule your showing today!

Key facts

• New vanity
• Updated kitchen
• Granite countertops

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• MODERN LIGHTING
• NEW VANITY

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Charleston Water Service; Dominion Energy
• Home design: Single-family detached; One level
• Construction: Residential property
• Exterior features: Asphalt roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms; Master bedroom with ceiling fan
• Flooring: Luxury vinyl
• Bathrooms: 1 bathroom
• Interior features: Ceiling fan(s); Family room; Formal living; See remarks
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (11.6% below list).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• 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: Chicora Elementary (math 9% / reading 5%, grade F, #596 of 597 statewide, top 100%, 320 students, 100% FRL); Morningside Middle (math 4% / reading 12%, grade F, #226 of 229 statewide, top 99%, 567 students, 100% FRL); North Charleston High (math 27% / reading 57%, grade F, #174 of 196 statewide, top 90%, 768 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 19% at this address vs 50% district-wide (-32 pts) — the specific schools serving this property underperform the Charleston 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.4%/yr); 205 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 39% 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.

Negotiation context

• It's been on market 490 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $183,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 490 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $299,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2021 Comstock Ave	0.21mi	2/2.5 (-1)	952 (-1%)	3mo	$295,000	$310	74
2042 Arbutus Ave	0.29mi	2/2.5 (-1)	952 (-1%)	6mo	$295,000	$310	68
2023 Comstock Ave	0.21mi	2/2.5 (-1)	952 (-1%)	13mo	$270,000	$284	66
1990 Comstock Ave	0.20mi	2/2.5 (-1)	1,050 (+9%)	2mo	$195,000	$186	64
2021 Arbutus Ave	0.26mi	2/2.5 (-1)	952 (-1%)	13mo	$290,000	$305	64
2011 Hugo Ave	0.08mi	2/2.0 (-1)	861 (-11%)	10mo	$290,000	$337	61
2037 Arbutus Ave	0.27mi	2/2.5 (-1)	952 (-1%)	16mo	$300,000	$315	60
1995 Forest Ave	0.08mi	3/2.5	1,040 (+8%)	21mo	$327,000	$314	60
2045 Arbutus Ave	0.28mi	2/2.5 (-1)	952 (-1%)	19mo	$295,000	$310	57
2025 Forest Ave	0.13mi	4/1.5 (+1)	1,056 (+9%)	18mo	$262,000	$248	56
1912 Doscher Ave	0.51mi	3/2.0	1,050 (+9%)	15mo	$355,000	$338	45
1850 Meeting St Rd Unit C	0.62mi	2/1.0 (-1)	840 (-13%)	2mo	$150,000	$179	42

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: -6.8%
• Equity multiple: 0.74×
• Total profit: $-15,160
• Equity at exit: $31,163

10-year hold

• IRR: 6.2%
• Equity multiple: 1.53×
• Total profit: $30,724
• Equity at exit: $18,071

Cash invested: $58,520 (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: 205
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $194

Break-even live

Break-even rent $1,601

Max offer price $209,000

Occupancy floor 85%

Sensitivity live

Price	-10% $312	-5% $253	+0% $194	+5% $135	+10% $75
Rent	-10% $48	-5% $121	+0% $194	+5% $267	+10% $340
Rate	-1.0pp $299	-0.5pp $247	base $194	+0.5pp $140	+1.0pp $84

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2041 Groveland Ave North Charleston, SC	2.0	1.0	1080	$2,200	$2.04	16d	1	0.19mi
1971 Beech Ave North Charleston, SC	2.0	1.0	738	$1,500	$2.03	22d	1	0.20mi
1969 Beech Ave North Charleston, SC	2.0	1.0	759	$1,500	$1.98	4d	1	0.20mi
2229 Delano St Unit B Charleston, SC	2.0	1.0	750	$1,250	$1.67	13d	1	0.57mi
2023 Four Mile Ln North Charleston, SC	3.0	2.0	1104	$2,300	$2.08	16d	1	0.62mi
2716 Sunrise St Unit 2 North Charleston, SC	2.0	1.0	750	$1,500	$2.00	25d	1	0.77mi
1941 Clements Ave North Charleston, SC	4.0	2.0	984	$2,200	$2.24	25d	1	0.83mi
1819 English St Unit A North Charleston, SC	2.0	1.0	900	$1,250	$1.39	16d	1	0.96mi
1920 Token St Unit D North Charleston, SC	2.0	1.0	637	$975	$1.53	25d	1	1.08mi
2150 Becker St North Charleston, SC	3.0	1.5	1104	$2,000	$1.81	25d	1	1.08mi
1931 Baxter St North Charleston, SC	3.0	1.0	984	$1,550	$1.58	4d	1	1.10mi
2245 Garfield St North Charleston, SC	3.0	1.0	1035	$1,700	$1.64	25d	1	1.30mi
3119 Azalea Dr Unit N North Charleston, SC	2.0	1.0	900	$1,550	$1.72	13d	1	1.32mi
3119 Azalea Dr North Charleston, SC	2.0	1.0	900	$1,550	$1.72	25d	1	1.33mi
1914 Carlton St North Charleston, SC	2.0	1.0	760	$1,350	$1.78	13d	1	1.37mi
1901 Success St North Charleston, SC	3.0	2.0	1000	$1,650	$1.65	20d	1	1.41mi
1818 Leland St Unit A North Charleston, SC	3.0	2.0	750	$1,700	$2.27	25d	1	1.49mi

Listing history 23 events

1. 2026-06-22
   days on market $209,000 Active 490 DOM
2. 2026-06-18
   days on market $209,000 Active 487 DOM
3. 2026-06-17
   days on market $209,000 Active 486 DOM
4. 2026-06-16
   days on market $209,000 Active 485 DOM
5. 2026-06-15
   days on market $209,000 Active 484 DOM
6. 2026-06-10
   days on market $209,000 Active 479 DOM
7. 2026-06-09
   days on market $209,000 Active 478 DOM
8. 2026-06-08
   days on market $209,000 Active 477 DOM
9. 2026-06-07
   days on market $209,000 Active 476 DOM
10. 2026-06-05
    days on market $209,000 Active 473 DOM
11. 2026-06-03
    days on market $209,000 Active 472 DOM
12. 2026-06-01
    days on market $209,000 Active 470 DOM
13. 2026-05-31
    days on market $209,000 Active 469 DOM
14. 2026-01-02
    status Active
15. 2026-01-01
    historical
16. 2025-11-04
    price $209,000
17. 2025-07-25
    price $215,000
18. 2025-05-23
    price $219,900
19. 2025-03-24
    status Active
20. 2025-03-12
    historical Active Under Contract
21. 2025-03-12
    status Active
22. 2025-02-05
    listed $227,500 Active
23. 2019-01-30
    soldstatus $1,084,571

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $1,191 · $99/mo
• Expected delta: +$207/yr (+$17/mo · 21.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $22,159
• − Mortgage interest: −$11,707
• − Property taxes: −$984
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$6,080
• Taxable loss: −$1,203
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $2,613/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

-80.7% since first listed

10 events — show timeline

• 2026-01-02 Relisted — Charleston Trident MLS
• 2026-01-01 Listing Removed — Charleston Trident MLS
• 2025-11-04 Price Changed $209,000 Charleston Trident MLS
• 2025-07-25 Price Changed $215,000 Charleston Trident MLS
• 2025-05-23 Price Changed $219,900 Charleston Trident MLS
• 2025-03-24 Relisted — Charleston Trident MLS
• 2025-03-12 Contingent — Charleston Trident MLS
• 2025-03-12 Relisted — Charleston Trident MLS
• 2025-02-05 Listed $227,500 Charleston Trident MLS
• 2019-01-30 Sold (Public Records) $1,084,571 Public Records

Property tax history

+10.0%/yr

Latest (2022): $984 · +0.7% YoY. Source: county tax records.