704 Andrea Ct · Hanahan, SC 29410

$170,000

2 bd · 2.0 ba · 1,012 sqft · SingleFamily public records · 47 Days on market

Built 1970 Est $275k · 38% under $475/mo HOA · 26% 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).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• 1% rule +5.8/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Upstairs unit, 2 bedrooms, 2 full baths. Appliances in unit convey. HOA covers lawn maintenance and pool, hazard insurance on outside of buildings, water and sewer, termite bond and trash pick upTENANT OCCUPIED UNTIL 10/31/2026

Key facts

• $475 HOA
• Community pool
• Built 1970

Property features AI

Finance

• HOA & community: Monthly association fee; Association fee: $475 per month; Community clubhouse; Community park; Community pool; Trash service included

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Charleston Water Service; Dominion Energy
• Home design: Residential single-family attached (condominium); One story
• Construction: Fee simple ownership
• Exterior features: Level lot; Lot size up to 0.5 acre

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Bedrooms: 2 bedrooms; Primary bedroom with ceiling fan
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning; Central heating; Electric heat; Heat pump
• Interior features: Ceiling fans; Family room; Living/dining combo
• Laundry & utility: Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-79 ($-952/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (8.2% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $156k (8.2% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.6% in Hanahan — 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 72/100 on livability (#45 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, health & safety A-; Watch: amenities F, commute F.
• 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: Hanahan Elementary (math 41% / reading 40%, grade F, #286 of 597 statewide, top 49%, 923 students, 66% FRL); Hanahan Middle (math 43% / reading 47%, grade D, #48 of 229 statewide, top 22%, 793 students, 39% FRL); Hanahan High (math 52% / reading 87%, grade B, #60 of 196 statewide, top 32%, 1,040 students, 29% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents rising fast (+4.6%/yr); 73 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,183 units permitted in Berkeley County in 2024 (580 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.
• 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 47 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $87k; list at $170k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $155,991 (8.2% 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 47 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $275,264
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2470 Calamari Ct	0.60mi	3/2.0 (+1)	1,150 (+14%)	3mo	$295,000	$257	42
2427 Stingray Blvd	0.69mi	3/2.0 (+1)	1,150 (+14%)	13mo	$313,000	$272	29

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 · 4.63% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.38×
• Total profit: $-29,281
• Equity at exit: $25,348

10-year hold

• IRR: -5.3%
• Equity multiple: 0.62×
• Total profit: $-17,974
• Equity at exit: $14,698

Cash invested: $47,600 (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 29410

• Rents YoY: 4.6%
• Active inventory: 73
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$891
• Tax from tax record: −$97 /mo · $1,158/yr
• Insurance: −$71
• HOA: −$475
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-79

Break-even live

Break-even rent $1,942

Max offer price $155,991

Occupancy floor 99%

Sensitivity live

Price	-10% $17	-5% $-31	+0% $-79	+5% $-127	+10% $-176
Rent	-10% $-225	-5% $-152	+0% $-79	+5% $-7	+10% $66
Rate	-1.0pp $6	-0.5pp $-36	base $-79	+0.5pp $-123	+1.0pp $-168

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2168 Spoleto Ln E North Charleston, SC	3.0	2.0	1300	$1,900	$1.46	24d	1	0.35mi
21 Sabina Ct Hanahan, SC	3.0	2.0	1400	$2,800	$2.00	15d	1	0.62mi
8471 Yadkin Cir Unit M Charleston, SC	3.0	2.5	1432	$2,550	$1.78	24d	1	0.86mi
8483 Yadkin Cir Unit D Charleston, SC	3.0	2.0	1414	$1,800	$1.27	13d	1	0.87mi
8554 S Waccamaw Ct Charleston, SC	3.0	2.0	1028	$1,950	$1.90	24d	1	0.93mi
8755 Jenny Lind St Charleston, SC	1.0–3.0	1.0–2.0	940	$1,442	$1.53	20d	1	0.93mi
8524 Brookforest Dr Charleston, SC	3.0	2.0	1244	$3,249	$2.61	24d	1	1.03mi
7927 Saint Ives Rd Charleston, SC	1.0–3.0	1.0–2.0	969	$1,529	$1.58	4d	26	1.05mi
2225 Greenridge Rd North Charleston, SC	1.0–2.0	1.0–2.0	817	$1,579	$1.93	4d	14	1.05mi
601 Old State Rd Goose Creek, SC	3.0	2.0	1370	$1,750	$1.28	15d	1	1.09mi
601 Old State Rd Goose Creek, SC	2.0	2.0	1217	$1,750	$1.44	24d	1	1.09mi
601 Old State Rd Goose Creek, SC	2.0	2.0	1217	$1,550	$1.27	4d	1	1.09mi
2245 Greenridge Rd North Charleston, SC	1.0–3.0	1.0–2.0	965	$1,528	$1.58	4d	19	1.21mi
2422 Woodstock Ave North Charleston, SC	2.0	1.5	1114	$1,600	$1.44	15d	1	1.25mi
8012 Thelen St North Charleston, SC	2.0	1.5	1133	$1,495	$1.32	15d	1	1.26mi
2430 Woodstock Ave North Charleston, SC	2.0	1.5	1100	$1,350	$1.23	4d	1	1.27mi
205 Jackson St Goose Creek, SC	2.0	2.5	1468	$1,850	$1.26	24d	1	1.29mi
7925 St Ives Rd North Charleston, SC	1.0–2.0	1.0–2.0	914	$1,689	$1.85	4d	10	1.30mi
484 Truman Dr Goose Creek, SC	3.0	2.5	1320	$1,950	$1.48	4d	1	1.34mi
150 Keenan Ave Goose Creek, SC	3.0	1.5	1030	$1,831	$1.78	13d	1	1.36mi
2510 Atlantic Palms Ln Charleston, SC	1.0–3.0	1.0–2.0	1006	$1,767	$1.76	4d	20	1.37mi
1841 Sundancer Ln Goose Creek, SC	3.0	2.0	1204	$2,200	$1.83	24d	1	1.41mi
169 Pine Shadow Dr Goose Creek, SC	3.0	2.5	1200	$1,800	$1.50	24d	1	1.44mi
7940 Shadow Oak Dr Charleston, SC	3.0	2.5	1287	$1,895	$1.47	15d	1	1.45mi
8907 Deerwood Dr North Charleston, SC	2.0	2.0	1000	$1,700	$1.70	24d	1	1.49mi
2605 Elms Plantation Blvd North Charleston, SC	2.0	2.0	1071	$1,455	$1.36	24d	1	1.49mi

HOA detail

• Monthly dues: $475 · $5,700/yr
• Likely covers: watersewertrashinsurancepool

Listing history 26 events

1. 2026-06-21
   days on market $170,000 Active 47 DOM
2. 2026-06-18
   days on market $170,000 Active 44 DOM
3. 2026-06-17
   days on market $170,000 Active 43 DOM
4. 2026-06-16
   days on market $170,000 Active 42 DOM
5. 2026-06-15
   days on market $170,000 Active 41 DOM
6. 2026-06-13
   days on market $170,000 Active 39 DOM
7. 2026-06-13
   days on market $170,000 Active 38 DOM
8. 2026-06-10
   days on market $170,000 Active 36 DOM
9. 2026-06-09
   days on market $170,000 Active 35 DOM
10. 2026-06-08
    days on market $170,000 Active 34 DOM
11. 2026-06-07
    days on market $170,000 Active 33 DOM
12. 2026-06-05
    days on market $170,000 Active 30 DOM
13. 2026-06-03
    days on market $170,000 Active 29 DOM
14. 2026-06-03
    days on market $170,000 Active 28 DOM
15. 2026-06-01
    days on market $170,000 Active 27 DOM
16. 2026-05-31
    days on market $170,000 Active 26 DOM
17. 2026-05-05
    listed $170,000 Active
18. 2024-10-25
    historical $1,350
19. 2024-10-02
    listed $1,350
20. 2024-10-02
    historical $1,395
21. 2024-09-12
    price $1,395
22. 2024-09-03
    price $1,450
23. 2024-08-23
    price $1,475
24. 2024-08-13
    listed $1,500
25. 2006-08-09
    soldstatus $87,000
26. 2005-07-21
    listed $87,000

ⓘ 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: $1,158 · $97/mo
• Projected year-2 tax: $1,158 · $97/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,095
• − Mortgage interest: −$9,523
• − Property taxes: −$1,158
• − Insurance: −$850
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − HOA: −$5,700
• − Depreciation: −$4,945
• Taxable loss: −$3,617
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $-84/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 — Hanahan

• Score: 72/100
• State rank: #45
• US rank: #6201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hanahan, SC
• County: Berkeley County · 198,768 people
• City population: 21,314
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 21,314
• Household income: $87,984
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 727.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Black 9% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Cuban 1%
• Common ancestry: Serbian 5% Italian 3% Slovak 2%
• Foreign-born: 11% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 10% Other Asian/Pacific 1% Vietnamese 1%

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: ▼ -222.05%
• Current HPI: 326.9496
• Rent YoY: ▲ 4.63%
• 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

+95.4% since first listed

10 events — show timeline

• 2026-05-05 Listed $170,000 Charleston Trident MLS
• 2024-10-25 Rental Removed $1,350 CHARLESTONMLS
• 2024-10-02 Listed for Rent $1,350 CHARLESTONMLS
• 2024-10-02 Rental Removed $1,395 CHARLESTONMLS
• 2024-09-12 Price Changed $1,395 CHARLESTONMLS
• 2024-09-03 Price Changed $1,450 CHARLESTONMLS
• 2024-08-23 Price Changed $1,475 CHARLESTONMLS
• 2024-08-13 Listed for Rent $1,500 CHARLESTONMLS
• 2006-08-09 Sold (MLS) $87,000 Charleston Trident MLS
• 2005-07-21 Listed $87,000 Charleston Trident MLS

Property tax history

+3.1%/yr

Latest (2025): $1,158 · +3.3% YoY. Source: county tax records.