1125 Spotflower St · North Charleston, SC 29485

$384,900

4 bd · 2.0 ba · 2,330 sqft · SingleFamily public records · 50 Days on market

Built 2024 5,227 sqft lot Est $431k · 11% under $100/mo HOA · 3% 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 +12.3/15.0
• Cash flow +11.3/30.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

For Comp Purposes

Key facts

• Large center island
• Spacious pantry
• Walk-in closet

Tags

• OPEN-CONCEPT FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• LARGE CENTER ISLAND
• SPACIOUS PANTRY
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: HOA fee $300 quarterly; Neighborhood: Summers Corner

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public sewer
• Home design: Single-family detached home; Two levels; Ground-level entry; Fee simple ownership
• Construction: Residential construction; Other structure: storage
• Exterior features: Wood fencing; Architectural roof; Storage structure on the property; Community pool; Walk/jog trails

Interior

• Kitchen: Gas oven; Microwave; Dishwasher; Refrigerator; Pantry
• Bedrooms: 4 bedrooms; Primary bedroom on the upper level with ceiling fan(s) and walk-in closet(s)
• Flooring: Carpet; Ceramic tile; Luxury vinyl
• Bathrooms: 2.5 bathrooms (3 fixtures total)
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Smooth ceilings; Walk-in closets; Family room; Loft; Pantry; Separate dining room
• Laundry & utility: Laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $360k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (20.4% below list).
• Recommended offer: $306k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• 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: Sand Hill Elementary (math 58% / reading 59%, grade B-, #95 of 597 statewide, top 16%, 1,133 students, 42% FRL); East Edisto Middle (879 students, 46% FRL); Ashley Ridge High (math 73% / reading 93%, grade A, #18 of 196 statewide, top 9%, 2,542 students, 50% FRL).
• Zoned-school proficiency averages 71% at this address vs 48% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Dorchester 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 691 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($83k/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 $3k of loan paydown is wiped out by about $12k 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

• It's been on market 50 days — a 3% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $306,465 (20.4% 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 50 days. Have you received any prior offers? Is the seller open to a 20% 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. 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. 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: 0.80% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $431,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1019 Oyster Drill Dr	0.31mi	4/2.5	2,236 (-4%)	1mo	$421,000	$188	76
1012 Oyster Drill Dr	0.39mi	3/2.0 (-1)	2,340 (+0%)	1mo	$451,500	$193	75
1036 Oyster Drill Dr	0.42mi	3/2.0 (-1)	2,339 (+0%)	0mo	$433,700	$185	75
1032 Oyster Drill Dr	0.43mi	3/2.0 (-1)	2,340 (+0%)	1mo	$487,200	$208	74
1044 Oyster Drill Dr	0.40mi	4/3.0	2,438 (+5%)	1mo	$415,000	$170	69
994 Scotch Bonnet Way	0.54mi	4/2.5	2,385 (+2%)	0mo	$410,000	$172	69
1040 Oyster Drill Dr	0.40mi	4/3.0	2,458 (+6%)	1mo	$490,000	$199	67
1067 Red Turnstone Run	0.49mi	4/2.5	2,196 (-6%)	1mo	$368,015	$168	64
1031 Oyster Drill Dr	0.42mi	3/3.0 (-1)	2,518 (+8%)	1mo	$452,700	$180	57
1046 Oyster Drill Dr	0.44mi	3/3.0 (-1)	2,519 (+8%)	1mo	$516,200	$205	56
1785 Nola Run	0.45mi	4/2.5	1,997 (-14%)	1mo	$356,130	$178	53
1018 Red Turnstone Run	0.61mi	4/3.0	2,574 (+10%)	0mo	$448,935	$174	50

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.36×
• Total profit: $-68,543
• Equity at exit: $57,390

10-year hold

• IRR: -8.5%
• Equity multiple: 0.45×
• Total profit: $-59,295
• Equity at exit: $33,279

Cash invested: $107,772 (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 29485

• Rents YoY: 3.9%
• Active inventory: 691
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,065 high
• Mortgage (P&I): −$2,018
• Tax from tax record: −$284 /mo · $3,413/yr
• Insurance: −$160
• HOA: −$100
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $-142

Break-even live

Break-even rent $3,245

Max offer price $359,788

Occupancy floor 100%

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: $96,225
• Closing costs: $11,547
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2048 Longhorn Ln Ridgeville, SC	4.0	3.5	2993	$3,500	$1.17	3d	1	0.25mi
1063 Fitzgerald Ct Summerville, SC	4.0	3.5	3242	$3,495	$1.08	23d	1	0.41mi
240 Morning Song St Summerville, SC	4.0	2.5	2307	$2,750	$1.19	3d	1	1.05mi
1360 Clay Field Trl Summerville, SC	4.0	2.5	2503	$2,600	$1.04	3d	1	1.27mi
214 Narrowleaf Ave Summerville, SC	4.0	2.5	2277	$2,900	$1.27	3d	1	1.47mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 18 events

1. 2026-06-18
   days on market $384,900 Active 50 DOM
2. 2026-06-17
   days on market $384,900 Active 49 DOM
3. 2026-06-16
   days on market $384,900 Active 48 DOM
4. 2026-06-15
   days on market $384,900 Active 47 DOM
5. 2026-06-13
   days on market $384,900 Active 45 DOM
6. 2026-06-13
   days on market $384,900 Active 44 DOM
7. 2026-06-10
   days on market $384,900 Active 42 DOM
8. 2026-06-09
   days on market $384,900 Active 41 DOM
9. 2026-06-08
   days on market $384,900 Active 40 DOM
10. 2026-06-07
    days on market $384,900 Active 39 DOM
11. 2026-06-03
    days on market $384,900 Active 35 DOM
12. 2026-06-03
    days on market $384,900 Active 34 DOM
13. 2026-06-01
    days on market $384,900 Active 33 DOM
14. 2026-05-31
    days on market $384,900 Active 32 DOM
15. 2026-05-21
    price $384,900
16. 2026-04-29
    listed $389,900 Active
17. 2024-05-16
    listed $361,191 17-char remark

    Show marketing remark (17 chars)

    For Comp Purposes

18. 2024-04-22
    soldstatus $361,191 17-char remark

    Show marketing remark (17 chars)

    For Comp Purposes

ⓘ 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: $3,413 · $284/mo
• Projected year-2 tax: $3,413 · $284/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: $36,776
• − Mortgage interest: −$21,560
• − Property taxes: −$3,413
• − Insurance: −$1,924
• − Repairs & maintenance: −$2,942
• − Management: −$2,942
• − HOA: −$1,200
• − Depreciation: −$11,197
• Taxable loss: −$8,403
• Est. tax savings @ 24.0%: +$2,017
• After-tax cash flow: $311/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): 58,507
• Household income: $82,987
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1302.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 7% Two or more races 7% Asian 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Chinese 1% Russian/Polish/Slavic 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: ▼ -305.43%
• Current HPI: 210.8607
• Rent YoY: ▲ 3.93%
• 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

+6.6% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $384,900 Charleston Trident MLS
• 2026-04-29 Listed $389,900 Charleston Trident MLS
• 2024-05-16 Listed $361,191 Charleston Trident MLS
• 2024-04-22 Sold (MLS) $361,191 Charleston Trident MLS