6297 Rolling Fork Rd Unit 103 · North Charleston, SC 29406

$174,000

2 bd · 2.0 ba · 921 sqft · Condo public records · 34 Days on market

Built 1985

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 2bed 2bath condo with new HVAC, stainless steel appliances, granite counter tops, flooring and pool

Key facts

• Community pool
• Built 1985
• Listed 34 days

Property features AI

Finance

• HOA & community: Community pool

Exterior

• Parking: Off-street parking spaces
• Utilities: Public sewer; Charleston Water Service; Dominion Energy
• Home design: Residential property; One story; Located in Woodhill Place subdivision
• Construction: No additional outbuildings / other structures
• Exterior features: In-ground community pool; Pond onsite / pond frontage

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms with multiple closets in the primary bedroom
• Flooring: Vinyl flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heat with heat pump; Central air conditioning
• Interior features: Wood-burning fireplace in the living room; Laundry room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $174k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/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 $162k (6.7% below list).
• Recommended offer: $162k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: Midland Park Primary (450 students, 100% FRL); Morningside Middle (math 4% / reading 12%, grade F, #226 of 229 statewide, top 99%, 567 students, 100% FRL); Rb Stall High (math 49% / reading 63%, grade C, #126 of 196 statewide, top 65%, 1,952 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 32% at this address vs 50% district-wide (-18 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 (+1.4%/yr); 174 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 ($50k/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 $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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $174k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $162,428 (6.7% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.37% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-16,714
• Equity at exit: $25,944

10-year hold

• IRR: -2.3%
• Equity multiple: 0.86×
• Total profit: $-6,979
• Equity at exit: $15,044

Cash invested: $48,720 (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 29406

• Home prices YoY: -6.7%
• Rents YoY: 1.4%
• Active inventory: 174
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$912
• Tax from tax record: −$76 /mo · $910/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $222

Break-even live

Break-even rent $1,343

Max offer price $174,000

Occupancy floor 81%

Sensitivity live

Price	-10% $321	-5% $272	+0% $222	+5% $173	+10% $124
Rent	-10% $94	-5% $158	+0% $222	+5% $287	+10% $351
Rate	-1.0pp $310	-0.5pp $267	base $222	+0.5pp $177	+1.0pp $131

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 Coldspring Dr Unit F North Charleston, SC	2.0	2.0	921	$1,750	$1.90	24d	1	0.01mi
2020 Coldspring Dr North Charleston, SC	2.0	2.0	921	$1,700	$1.85	24d	1	0.01mi
6211 Rolling Fork Rd Apt E North Charleston, SC	2.0	2.0	988	$1,700	$1.72	24d	1	0.09mi
6280 Lucille Dr Unit D North Charleston, SC	2.0	1.5	1066	$1,450	$1.36	24d	1	0.15mi
6248 Lucille Dr Unit 15F North Charleston, SC	2.0	1.5	1066	$1,530	$1.44	15d	1	0.20mi
1945 Hanahan Rd Charleston, SC	1.0–2.0	1.0–2.0	994	$1,936	$1.95	3d	13	0.41mi
6600 Rivers Ave North Charleston, SC	1.0–3.0	1.0	809	$1,277	$1.58	3d	13	0.56mi
1901 Gumwood Blvd Unit F North Charleston, SC	2.0	1.0	1100	$900	$0.82	22d	1	0.70mi
6880 Rivers Ave North Charleston, SC	1.0–2.0	1.0–2.0	946	$1,904	$2.01	3d	19	0.82mi
6220 Murray Dr Hanahan, SC	1.0–2.0	1.0	792	$1,263	$1.59	24d	4	0.89mi
1100 River Rd Hanahan, SC	2.0	1.0	850	$1,245	$1.46	3d	4	0.91mi
6935 Rivers Ave Charleston, SC	2.0–3.0	2.0	875	$1,431	$1.64	3d	1	1.04mi
5902 Park St Hanahan, SC	3.0	1.0	1100	$1,650	$1.50	12d	1	1.12mi
5902 Park St Hanahan, SC	3.0	1.0	1100	$1,650	$1.50	3d	1	1.12mi
5806 Sledge St Hanahan, SC	2.0	2.0	1000	$1,600	$1.60	15d	1	1.13mi
1815 Sumner Ave North Charleston, SC	2.0	1.0	625	$1,500	$2.40	15d	2	1.29mi
5555 Mole Ln Apt B1 North Charleston, SC	2.0	1.0	625	$1,600	$2.56	24d	1	1.35mi
5555 Mole Ln North Charleston, SC	2.0	1.0	625	$1,620	$2.59	12d	4	1.35mi
5475 Califf Rd Charleston, SC	2.0	1.0	750	$1,350	$1.80	24d	1	1.38mi
5527 Read St Apt 28 North Charleston, SC	2.0	1.0	570	$1,450	$2.54	19d	1	1.38mi
5527 Read St Apt 21 North Charleston, SC	2.0	1.0	570	$1,499	$2.63	19d	1	1.38mi
5739 Salvo ST , SC	2.0	2.0	994	$1,495	$1.50	24d	1	1.44mi
2557 Midland Park Rd Charleston, SC	1.0	1.0	600	$990	$1.65	24d	2	1.44mi
1441 Remount Rd North Charleston, SC	2.0–3.0	1.0–2.0	837	$1,500	$1.79	15d	3	1.50mi
1441 Remount Rd Unit 14 North Charleston, SC	2.0	1.0	625	$1,500	$2.40	24d	1	1.50mi
1441 Remount Rd Unit 12 North Charleston, SC	3.0	2.0	1050	$2,030	$1.93	24d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $174,000 Active 34 DOM
2. 2026-06-17
   days on market $174,000 Active 33 DOM
3. 2026-06-16
   days on market $174,000 Active 32 DOM
4. 2026-06-15
   days on market $174,000 Active 31 DOM
5. 2026-06-10
   days on market $174,000 Active 26 DOM
6. 2026-06-09
   days on market $174,000 Active 25 DOM
7. 2026-06-08
   days on market $174,000 Active 24 DOM
8. 2026-06-07
   days on market $174,000 Active 23 DOM
9. 2026-06-05
   pricedays on market $174,000 Active 20 DOM
10. 2026-06-03
    days on market $178,000 Active 19 DOM
11. 2026-06-01
    days on market $178,000 Active 17 DOM
12. 2026-05-31
    days on market $178,000 Active 16 DOM
13. 2026-05-22
    price $182,000
14. 2026-05-15
    listed $188,000 Active
15. 2026-03-03
    soldstatus $86,500
16. 2015-02-06
    historical
17. 2009-08-28
    listed $69,900
18. 2007-06-08
    historical
19. 2007-04-14
    listed $83,000
20. 2007-04-12
    historical
21. 2006-11-21
    listed $89,900
22. 2005-11-01
    soldstatus $75,000
23. 2005-10-31
    soldstatus $75,000
24. 2005-09-28
    listed $73,900
25. 1986-11-26
    soldstatus $52,000

ⓘ 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: $910 · $76/mo
• Projected year-2 tax: $992 · $83/mo
• Expected delta: +$82/yr (+$7/mo · 9.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $19,491
• − Mortgage interest: −$9,747
• − Property taxes: −$910
• − Insurance: −$870
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$5,062
• Taxable loss: −$215
• Est. tax savings @ 24.0%: +$52
• After-tax cash flow: $2,721/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): 32,001
• Household income: $49,815
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2054.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 40% White 32% Hispanic / Latino 19% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 17% Vietnamese 1% Tagalog/Filipino 1%

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: ▼ -27.09%
• Current HPI: 374.9164
• Rent YoY: ▲ 1.37%
• 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

+250.0% since first listed

13 events — show timeline

• 2026-05-22 Price Changed $182,000 Charleston Trident MLS
• 2026-05-15 Listed $188,000 Charleston Trident MLS
• 2026-03-03 Sold (Public Records) $86,500 Public Records
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2009-08-28 Listed $69,900 Charleston Trident MLS
• 2007-06-08 Listing Removed — Charleston Trident MLS
• 2007-04-14 Listed $83,000 Charleston Trident MLS
• 2007-04-12 Listing Removed — Charleston Trident MLS
• 2006-11-21 Listed $89,900 Charleston Trident MLS
• 2005-11-01 Sold (Public Records) $75,000 Public Records
• 2005-10-31 Sold (MLS) $75,000 Charleston Trident MLS
• 2005-09-28 Listed $73,900 Charleston Trident MLS
• 1986-11-26 Sold (Public Records) $52,000 Public Records

Property tax history

-1.0%/yr

Latest (2022): $910 · +0.7% YoY. Source: county tax records.