4803 Habersham Ln · North Charleston, SC 29485

$275,000

3 bd · 2.0 ba · 1,319 sqft · MultiFamily public records · 9 Days on market

Built 2001 4,356 sqft lot $77/mo HOA · 6% of rent

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

** Tenant Occupied Unit to be Vacant End of May ** Great Location ** 3/ 2 Brick End Unit ** Extra Parking Pad ** Patio ** Private location yet conveniently located ** One Bedroom and Bath are Downstairs and Two Bedrooms and Bath are Upstairs ** Large Open Eat in Kitchen ** Selling As-Is at this price and won't last long, just needs paint and carpet before new buyer moves in **

Key facts

• Covered front porch
• Stainless appliances
• Concrete patio

Tags

• COVERED FRONT PORCH
• MANICURED GARDEN BEDS
• UPDATED KITCHEN
• STAINLESS APPLIANCES
• PRIVATE WOODED BACKYARD
• CONCRETE PATIO

Property features AI

Finance

• HOA & community: Association fee $400 annually; Lawn maintenance included; Community pool; Trash service included; Walk/jog trails

Exterior

• Utilities: Public sewer; Dominion Energy service; Dorchester County water and sewer
• Home design: Residential single-family attached; Two levels; Duplex
• Exterior features: Architectural roof; Wooded lot; Lot under 0.5 acre

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms; Primary bedroom on the lower level with ceiling fan(s)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Eat-in kitchen; Family room; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Cap rate 12.3% 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: Fort Dorchester Elementary (math 48% / reading 57%, grade C-, #143 of 597 statewide, top 24%, 892 students, 52% FRL); Oakbrook Middle (math 25% / reading 39%, grade F, #119 of 229 statewide, top 54%, 1,006 students, 67% FRL); Fort Dorchester High (math 58% / reading 88%, grade B+, #44 of 196 statewide, top 23%, 2,312 students, 62% FRL) — zoned schools average 60% FRL vs 36% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 691 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).
• At $4,054/mo this rent would consume 59% of the median local household income ($83k/yr) (locally 1302% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $77k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.28%
• DSCR: 1.95
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.93% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.60×
• Total profit: $46,263
• Equity at exit: $41,003

10-year hold

• IRR: 24.2%
• Equity multiple: 3.19×
• Total profit: $168,378
• Equity at exit: $23,777

Cash invested: $77,000 (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: 18.4×

Monthly cashflow live

• Estimated rent: $4,054 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$203 /mo · $2,441/yr
• Insurance: −$115
• HOA: −$77
• Vacancy / Maint / Mgmt: −$851
• Net cashflow: $1,366

Break-even live

Break-even rent $2,325

Max offer price $275,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,521	-5% $1,443	+0% $1,366	+5% $1,288	+10% $1,210
Rent	-10% $1,045	-5% $1,205	+0% $1,366	+5% $1,526	+10% $1,686
Rate	-1.0pp $1,504	-0.5pp $1,436	base $1,366	+0.5pp $1,294	+1.0pp $1,222

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,243
▸ 2× units	2	1	$2,812
Total (3 units)			$4,054

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4834 Habersham Ln Summerville, SC	3.0	2.0	1319	$1,900	$1.44	24d	1	0.10mi
4841 Habersham Ln Summerville, SC	3.0	2.0	1319	$1,965	$1.49	15d	1	0.11mi
4830 Wescott Blvd Summerville, SC	2.0	2.0	1052	$1,695	$1.61	11d	1	0.15mi
4976 Wescott Blvd Summerville, SC	1.0–3.0	1.0–2.0	1055	$1,990	$1.89	3d	19	0.23mi
4946 Ballantine Dr Summerville, SC	3.0	2.5	1476	$2,100	$1.42	24d	1	0.44mi
9162 Maple Grove Dr Unit 1 Summerville, SC	4.0	2.5	1708	$2,325	$1.36	24d	1	0.63mi
9162 Maple Grove Dr Summerville, SC	4.0	3.0	1708	$2,325	$1.36	19d	1	0.63mi
4821 Oak Leaf Rd Summerville, SC	4.0	2.0	1752	$2,199	$1.26	15d	1	0.63mi
9691 Patriot Blvd Ladson, SC	3.0	1.0–2.5	1033	$2,552	$2.47	3d	26	0.68mi
9648 Brandishing Rd Ladson, SC	3.0	2.0	1343	$2,350	$1.75	15d	1	0.90mi
9570 Eagle Pass Dr Summerville, SC	2.0–3.0	2.5	1502	$2,153	$1.43	11d	9	1.01mi
8968 Cat Tail Pond Rd Summerville, SC	3.0	2.5	1677	$2,450	$1.46	15d	1	1.01mi
9580 Old Glory Ln Summerville, SC	2.0–3.0	1.0–2.0	1280	$1,800	$1.41	3d	9	1.06mi
8988 Cat Tail Pond Rd Summerville, SC	3.0	2.5	1790	$2,300	$1.28	24d	1	1.06mi
8850 Dorchester Rd North Charleston, SC	1.0–3.0	1.0–2.0	1287	$2,143	$1.67	11d	15	1.27mi
8800 Dorchester Rd North Charleston, SC	3.0	2.0–2.5	1735	$2,474	$1.43	24d	2	1.37mi
8800 Dorchester Rd #603 North Charleston, SC	3.0	2.0	1644	$2,700	$1.64	12d	1	1.38mi
614 Knowledge Dr Ladson, SC	3.0	2.5	1860	$2,550	$1.37	12d	1	1.41mi
9155 Parlor Dr Ladson, SC	3.0	2.5	1473	$1,950	$1.32	15d	1	1.45mi
9155 Parlor Dr Ladson, SC	3.0	2.5	1473	$1,950	$1.32	21d	1	1.45mi
8010 Triggerfish Way North Charleston, SC	3.0	2.5	1805	$2,250	$1.25	12d	1	1.47mi

HOA detail

• Monthly dues: $77 · $924/yr

Listing history 7 events

1. 2026-06-10
   days on market $275,000 Active 9 DOM
2. 2026-06-09
   days on market $275,000 Active 8 DOM
3. 2026-06-08
   days on market $275,000 Active 7 DOM
4. 2026-06-07
   days on market $275,000 Active 6 DOM
5. 2026-06-03
   days on market $275,000 Active 2 DOM
6. 2026-06-02
   remarks 699-char remark
7. 2026-06-02
   listed $275,000 Active 1 DOM

ⓘ 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: $2,441 · $203/mo
• Projected year-2 tax: $2,441 · $203/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 9/10 Extreme 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,648
• − Mortgage interest: −$15,404
• − Property taxes: −$2,441
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,892
• − Management: −$3,892
• − HOA: −$924
• − Depreciation: −$8,000
• Taxable income: $12,721
• Est. tax owed @ 24.0%: −$3,053
• After-tax cash flow: $13,334/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

• Census place: North Charleston, SC
• 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

+103.7% since first listed

13 events — show timeline

• 2026-06-01 Listed $275,000 Charleston Trident MLS
• 2022-06-21 Sold (Public Records) $245,000 Public Records
• 2022-06-17 Sold (MLS) $245,000 Charleston Trident MLS
• 2022-05-15 Contingent — Charleston Trident MLS
• 2022-05-05 Price Changed $245,000 Charleston Trident MLS
• 2022-04-28 Relisted — Charleston Trident MLS
• 2022-04-18 Price Changed $250,000 Charleston Trident MLS
• 2022-04-18 Contingent — Charleston Trident MLS
• 2022-04-14 Relisted — Charleston Trident MLS
• 2022-03-29 Pending — Charleston Trident MLS
• 2022-03-26 Listed $245,000 Charleston Trident MLS
• 2005-08-31 Sold (MLS) $133,000 Charleston Trident MLS
• 2004-10-01 Listed $135,000 Charleston Trident MLS

Property tax history

-1.6%/yr

Latest (2025): $2,441 · -1.4% YoY. Source: county tax records.