350 Dorchester Manor Blvd Unit A · North Charleston, SC 29420

$335,000

4 bd · 4.0 ba · 2,111 sqft · MultiFamily public records · 2 Days on market

Built 1983 7,840 sqft lot Est $386k · 13% under

---

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 +19.7/30.0
• ARV discount +13.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• 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

Excellent investment opportunity or owner-occupant purchase with income potential! This well-maintained duplex features two identical 2-bedroom, 2-bathroom units, offering a functional layout and desirable location close to shopping, dining, major employers, and convenient highway access. One unit is currently vacant, providing the perfect opportunity for an owner-occupant or investor to set market rent immediately. Inside, you'll find a spacious living room anchored by a cozy wood-burning fireplace, creating a warm and inviting gathering space. The kitchen is conveniently located just off the living area and offers abundant counter space and cabinetry for storage and meal preparation. Both

Key facts

• Desirable location
• Functional layout
• Spacious living room

Tags

• WELL MAINTAINED DUPLEX
• FUNCTIONAL LAYOUT
• DESIRABLE LOCATION
• CONVENIENT HIGHWAY ACCESS
• SPACIOUS LIVING ROOM
• WOOD BURNING FIREPLACE

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Dominion Energy service
• Home design: Single-family detached home; One level; Located in Dorchester Manor subdivision
• Exterior features: Lot between 0 and 0.5 acre; No other structures

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 4 bathrooms
• Heating & cooling: Heat pump
• Interior features: Family room; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $335k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/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 $322k (3.9% below list).
• Recommended offer: $322k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Eagle Nest Elementary (math 36% / reading 37%, grade F, #328 of 597 statewide, top 55%, 680 students, 82% FRL); River Oaks Middle (math 14% / reading 32%, grade F, #171 of 229 statewide, top 76%, 849 students, 84% FRL); Fort Dorchester High (math 58% / reading 88%, grade B+, #44 of 196 statewide, top 23%, 2,312 students, 62% FRL) — zoned schools average 76% FRL vs 36% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 129 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).
• At $3,219/mo this rent would consume 53% of the median local household income ($73k/yr) (locally 738% 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 $10k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $321,900 (3.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $386,313
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Cedar Grove Dr Unit A&B	0.07mi	4/4.0	2,112 (0%)	1mo	$395,000	$187	96
182 Dorchester Manor Blvd Unit A&B	0.08mi	4/4.0	2,112 (0%)	6mo	$385,000	$182	91
117 Cedar Grove Dr Unit A&B	0.12mi	4/4.0	2,110 (-0%)	16mo	$337,500	$160	81
119 Cedar Grove Dr Unit A & B	0.11mi	4/4.0	1,916 (-9%)	6mo	$350,000	$183	74
109 Cedar Grove Dr	0.17mi	4/4.0	1,916 (-9%)	23mo	$399,000	$208	58

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 · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-32,915
• Equity at exit: $49,950

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-11,487
• Equity at exit: $28,965

Cash invested: $93,800 (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 29420

• Home prices YoY: -14.6%
• Rents YoY: 1.8%
• Active inventory: 129
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $3,219 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$251 /mo · $3,018/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $395

Break-even live

Break-even rent $2,719

Max offer price $335,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,218
Total (2 units)			$3,219

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8486 William Moultrie Dr North Charleston, SC	3.0	2.0	1454	$2,300	$1.58	2d	1	0.59mi
8712 Grassy Oak Trl North Charleston, SC	3.0	2.5	1600	$2,250	$1.41	14d	1	0.75mi
8670 Grassy Oak Trl North Charleston, SC	3.0	2.5	1522	$1,925	$1.26	23d	1	0.81mi
8040 Reagan Way North Charleston, SC	3.0	2.5	1796	$2,650	$1.48	2d	1	0.94mi
8010 Triggerfish Way North Charleston, SC	3.0	2.5	1805	$2,250	$1.25	11d	1	0.95mi
8988 Cat Tail Pond Rd Summerville, SC	3.0	2.5	1790	$2,300	$1.28	23d	1	0.98mi
8350 Sentry Cir North Charleston, SC	4.0	2.5	2594	$2,725	$1.05	23d	1	0.99mi
4105 Quincy Adams Ln North Charleston, SC	3.0	2.5	1890	$2,150	$1.14	14d	1	0.99mi
8968 Cat Tail Pond Rd Summerville, SC	3.0	2.5	1677	$2,450	$1.46	14d	1	1.04mi
8117 Honeysuckle Lake Dr North Charleston, SC	2.0–3.0	1.5	1250	$1,550	$1.24	23d	1	1.19mi
8800 Dorchester Rd #603 North Charleston, SC	3.0	2.0	1644	$2,700	$1.64	11d	1	1.26mi
9162 Maple Grove Dr Summerville, SC	4.0	3.0	1708	$2,325	$1.36	19d	1	1.32mi
9162 Maple Grove Dr Unit 1 Summerville, SC	4.0	2.5	1708	$2,325	$1.36	23d	1	1.33mi
8800 Dorchester Rd North Charleston, SC	3.0	2.0–2.5	1735	$2,474	$1.43	23d	2	1.36mi
4821 Oak Leaf Rd Summerville, SC	4.0	2.0	1752	$2,199	$1.26	14d	1	1.36mi
5410 Barnsley Dr North Charleston, SC	4.0	2.5	2302	$2,899	$1.26	2d	1	1.41mi
7853 Lumberton Rd North Charleston, SC	3.0	2.5	2063	$2,450	$1.19	14d	1	1.41mi
8850 Dorchester Rd North Charleston, SC	1.0–3.0	1.0–2.0	1287	$2,143	$1.67	10d	15	1.42mi
5419 Blufton Ct North Charleston, SC	3.0	2.0	1775	$2,250	$1.27	23d	1	1.47mi

Listing history 3 events

1. 2026-06-03
   days on market $335,000 Active 2 DOM
2. 2026-06-02
   remarks 699-char remark
3. 2026-06-02
   listed $335,000 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: $3,018 · $251/mo
• Projected year-2 tax: $3,018 · $251/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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,628
• − Mortgage interest: −$18,765
• − Property taxes: −$3,018
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,090
• − Management: −$3,090
• − Depreciation: −$9,745
• Taxable loss: −$756
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $4,924/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): 23,959
• Household income: $72,661
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 738.0

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 0.66)
• Race & ethnicity: White 41% Black 39% Hispanic / Latino 11% Asian 5% Two or more races 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 10% Chinese 1% Other Asian/Pacific 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: ▼ -46.51%
• Current HPI: 271.2116
• Rent YoY: ▲ 1.83%
• 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

1 event — show timeline

• 2026-06-01 Listed $335,000 Charleston Trident MLS

Property tax history

+5.0%/yr

Latest (2025): $3,018 · +1.9% YoY. Source: county tax records.