2654 Harvey Ave · North Charleston, SC 29405

$155,000

2 bd · 1.0 ba · 783 sqft · SingleFamily public records · 420 Days on market

Built 1941 6,098 sqft lot Est $234k · 34% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.4/10.0
• 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

Bring your vision and tools--the renovation has already begun and is awaiting the right investor to take over! This 2 bed, 1 bath home is full of potential and ready for the next phase of renovation. Key upgrades already completed include updated electrical, remediation of most termite damage, and added insulation in the exterior walls for improved energy efficiency. Located just minutes from I-26 and conveniently close to shopping, dining, and other amenities. Plus, it's within walking distance to the local elementary school--making it a great potential rental or resale opportunity.

Key facts

• Updated electrical
• Added insulation
• 6,098 sq ft lot

Tags

• RENOVATION HAS ALREADY BEGUN
• UPDATED ELECTRICAL
• ADDED INSULATION
• IMPROVED ENERGY EFFICIENCY

Property features AI

Finance

• HOA & community: Bus line access; Trash service

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Charleston Water Service; Dominion Energy
• Home design: Single-family detached home; One story
• Construction: Asphalt roof
• Exterior features: Stoop; Partial metal enclosed fencing

Interior

• Bedrooms: 2 bedrooms (master bedroom on the lower level)
• Flooring: Wood flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Blown and smooth ceilings; Family room; Open living/dining area
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Meeting Street Elementary (math 19% / reading 16%, grade F, #512 of 597 statewide, top 86%, 1,133 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 22% at this address vs 50% district-wide (-28 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); 203 active listings in the ZIP; 38 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).

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.
• 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 $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 420 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $155k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 420 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 1941 — 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: 1.14% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.43%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $234,117
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2641 S Allen Dr	0.09mi	2/1.0	738 (-6%)	5mo	$225,000	$305	82
2762 E Surrey Dr	0.40mi	2/1.0	802 (+2%)	4mo	$240,000	$299	74
2754 E Surrey Dr	0.41mi	3/1.0 (+1)	780 (-0%)	2mo	$210,000	$269	74
2738 W Surrey Dr	0.48mi	2/1.0	772 (-1%)	8mo	$125,000	$162	68
2744 E Surrey Dr	0.42mi	2/1.0	832 (+6%)	7mo	$215,000	$258	64
2653 Ferrara Dr	0.18mi	2/1.0	676 (-14%)	6mo	$206,025	$305	64
2257 Mott Ave	0.44mi	2/1.0	704 (-10%)	1mo	$260,000	$369	62
2226 Suffolk St	0.29mi	2/1.0	676 (-14%)	2mo	$198,500	$294	62
2718 E Surrey Dr	0.47mi	3/1.0 (+1)	732 (-6%)	1mo	$205,000	$280	62
2607 Ranger Dr	0.54mi	2/1.0	884 (+13%)	5mo	$170,000	$192	49
3786 Hottinger Ave	0.73mi	2/1.0	835 (+7%)	8mo	$340,000	$407	48
2651 Poplin Ave	0.69mi	3/2.0 (+1)	828 (+6%)	5mo	$270,000	$326	45

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $9,609
• Equity at exit: $23,111

10-year hold

• IRR: 17.6%
• Equity multiple: 2.66×
• Total profit: $72,078
• Equity at exit: $13,402

Cash invested: $43,400 (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 29405

• Home prices YoY: -29.0%
• Rents YoY: 6.4%
• Active inventory: 203
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$813
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $449

Break-even live

Break-even rent $1,193

Max offer price $155,000

Occupancy floor 69%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2636 S Allen Dr North Charleston, SC	3.0	2.0	1100	$2,200	$2.00	14d	1	0.08mi
2624 S Allen Dr North Charleston, SC	3.0	2.0	1000	$1,600	$1.60	23d	1	0.13mi
2620 Woodlawn Ave North Charleston, SC	3.0	1.0	892	$1,695	$1.90	23d	1	0.21mi
2620 Woodlawn Ave North Charleston, SC	3.0	1.0	892	$1,695	$1.90	10d	1	0.21mi
2674 Madden Dr North Charleston, SC	3.0	2.0	858	$2,200	$2.56	23d	1	0.30mi
3545 1/2 Admiral Dr Unit 4 North Charleston, SC	2.0	1.0	680	$1,000	$1.47	14d	1	0.52mi
2116 Commander Rd North Charleston, SC	3.0	2.0	1050	$2,250	$2.14	3d	1	0.61mi
3925 Hilda St North Charleston, SC	3.0	1.0	900	$1,700	$1.89	21d	1	0.63mi
3119 Azalea Dr North Charleston, SC	2.0	1.0	900	$1,550	$1.72	23d	1	0.63mi
3119 Azalea Dr Unit N North Charleston, SC	2.0	1.0	900	$1,550	$1.72	12d	1	0.63mi
2679 Olympia Ave Unit A North Charleston, SC	3.0	1.0	1100	$1,995	$1.81	23d	1	0.64mi
2245 Garfield St North Charleston, SC	3.0	1.0	1035	$1,700	$1.64	23d	1	0.68mi
2645 Oregon Ave North Charleston, SC	3.0	2.0	916	$2,300	$2.51	23d	1	0.69mi
2667 Olympia Ave North Charleston, SC	2.0	2.0	899	$1,500	$1.67	23d	1	0.72mi
4008 Gary Dr North Charleston, SC	2.0	1.0	676	$1,300	$1.92	14d	1	0.79mi
4025 Gary Dr Unit A North Charleston, SC	3.0	1.0	925	$1,600	$1.73	23d	1	0.85mi
3360 Apache St North Charleston, SC	1.0	1.0	700	$1,050	$1.50	10d	5	0.88mi
1920 McMillan Ave North Charleston, SC	1.0–3.0	1.0	777	$1,300	$1.67	23d	1	0.91mi
2150 Becker St North Charleston, SC	3.0	1.5	1104	$2,000	$1.81	23d	1	0.91mi
2000 Reynolds Ave North Charleston, SC	2.0	2.0	1050	$2,000	$1.90	23d	1	0.97mi
2755 Louise Dr North Charleston, SC	3.0	1.0	1025	$1,800	$1.76	23d	1	0.97mi
1915 Cherokee St North Charleston, SC	3.0	2.0	800	$1,999	$2.50	21d	1	0.98mi
2708 Busch Ave North Charleston, SC	3.0	1.5	1025	$2,100	$2.05	23d	1	1.04mi
1914 Carlton St North Charleston, SC	2.0	1.0	760	$1,350	$1.78	12d	1	1.12mi
4025 Bamberg Ave Unit 4025-5 North Charleston, SC	2.0	1.0	800	$1,400	$1.75	23d	1	1.14mi
3110 Chicora Ave Unit A North Charleston, SC	1.0	1.0	600	$1,355	$2.26	23d	1	1.15mi
2125 Aberdeen Ave Unit 102 North Charleston, SC	2.0	1.0	625	$1,375	$2.20	3d	1	1.15mi
1901 Success St North Charleston, SC	3.0	2.0	1000	$1,650	$1.65	19d	1	1.18mi
2808 Martha Dr North Charleston, SC	3.0	2.0	1025	$2,250	$2.20	23d	1	1.18mi
4003 S Rhett Ave Unit B6 North Charleston, SC	2.0	1.0	640	$1,350	$2.11	23d	1	1.23mi
4003 S Rhett Ave Unit C5 North Charleston, SC	2.0	1.0	640	$1,399	$2.19	19d	1	1.23mi
1818 Leland St Unit A North Charleston, SC	3.0	2.0	750	$1,700	$2.27	23d	1	1.24mi
1931 Baxter St North Charleston, SC	3.0	1.0	984	$1,550	$1.58	3d	1	1.24mi
1921 Token St North Charleston, SC	1.0	1.0	650	$1,050	$1.62	12d	1	1.29mi
1920 Token St Unit D North Charleston, SC	2.0	1.0	637	$975	$1.53	23d	1	1.29mi
2716 Sunrise St Unit 2 North Charleston, SC	2.0	1.0	750	$1,500	$2.00	23d	1	1.32mi
1819 English St Unit A North Charleston, SC	2.0	1.0	900	$1,250	$1.39	14d	1	1.43mi
2154 Noisette Blvd North Charleston, SC	1.0	1.0	735	$2,437	$3.32	3d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $155,000 Active 420 DOM
2. 2026-06-17
   days on market $155,000 Active 419 DOM
3. 2026-06-16
   days on market $155,000 Active 418 DOM
4. 2026-06-15
   days on market $155,000 Active 417 DOM
5. 2026-06-10
   days on market $155,000 Active 412 DOM
6. 2026-06-09
   days on market $155,000 Active 411 DOM
7. 2026-06-08
   days on market $155,000 Active 410 DOM
8. 2026-06-07
   days on market $155,000 Active 409 DOM
9. 2026-06-05
   days on market $155,000 Active 406 DOM
10. 2026-06-03
    days on market $155,000 Active 405 DOM
11. 2026-06-01
    days on market $155,000 Active 403 DOM
12. 2026-05-31
    days on market $155,000 Active 402 DOM
13. 2026-04-02
    price $155,000
14. 2025-07-24
    price $170,000
15. 2025-04-24
    listed $180,000 Active
16. 2023-01-25
    soldstatus $65,000
17. 1988-02-10
    soldstatus $33,000
18. 1985-04-04
    soldstatus $32,500

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $884 · $74/mo
• Expected delta: +$107/yr (+$9/mo · 13.7%)

ⓘ 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: $21,138
• − Mortgage interest: −$8,682
• − Property taxes: −$777
• − Insurance: −$775
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$4,509
• Taxable income: $3,012
• Est. tax owed @ 24.0%: −$723
• After-tax cash flow: $4,670/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

+376.9% since first listed

6 events — show timeline

• 2026-04-02 Price Changed $155,000 Charleston Trident MLS
• 2025-07-24 Price Changed $170,000 Charleston Trident MLS
• 2025-04-24 Listed $180,000 Charleston Trident MLS
• 2023-01-25 Sold (Public Records) $65,000 Public Records
• 1988-02-10 Sold (Public Records) $33,000 Public Records
• 1985-04-04 Sold (Public Records) $32,500 Public Records

Property tax history

+7.8%/yr

Latest (2022): $777 · +109.7% YoY. Source: county tax records.