741 B-4-c Sandpiper Run Farr Interval Retreat Beach Cir · Litchfield Beach, SC 29585

$85,000

3 bd · 2.0 ba · 1,600 sqft · Condo · 2 Days on market

Built 1984 Good condition $200/mo HOA · 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your clothes and come enjoy your 4 weeks a year at this 3 bedroom 2 bath oceanfront condo. Fully furnished. Sandpiper Run offers a 2 community pools, hot tub, private walkway to the beach, assigned parking and is located in the gated oceanfront community of Litchfield By the Sea in Pawleys Island. The community offers walking paths, lighted tennis/pickleball courts, residence club house with lots of decking, fishing pier on the creek and security.

Key facts

• Standup glass shower
• Spacious balcony
• Convenient wet bar

Tags

• SPACIOUS BALCONY
• OWNER'S BEDROOM SUITE
• GARDEN JET TUB
• STANDUP GLASS SHOWER
• CLASSIC GALLEY KITCHEN
• CONVENIENT WET BAR

Property features AI

Finance

• Other: For sale
• HOA & community: Homeowners association with a monthly fee of $667; HOA covers association management, common areas, insurance, internet, legal/accounting, grounds maintenance, pest control, pools, recreation facilities, sewer, security, trash and water; Association amenities include beach rights, clubhouse, gated access, private membership, security and tennis courts; Community features include beach, private beach, clubhouse, gated access, recreation area, tennis courts, elevator and pool

Exterior

• Parking: Covered parking
• Security: Gated community; Security service; Smoke detectors
• Utilities: Cable available; Electricity available; Public water; Sewer available; Underground utilities
• Home design: Planned Unit Development (PUD); Resale property
• Exterior features: Balcony; Storage; Community outdoor pool; Community amenities include clubhouse, recreation area, private beach and beach access; Flood zone; Waterfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Breakfast bar; Kitchen island; Stainless steel appliances; Solid surface counters
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; Garden tub and separate shower; Dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Storm windows; Insulated doors and storm doors; Ceiling fans; Dual sinks; Window treatments; Entrance foyer; Furnished; Garden tub and separate shower; Breakfast bar; Kitchen island; Stainless steel appliances; Solid surface counters
• Laundry & utility: Washer hookup; Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 22.0% vs local median 1.8% in Litchfield Beach — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 392 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $140k (62%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $85,000

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. 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. 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: 2.83% ✓
• Cap rate: 21.96%
• Cash-on-cash: 55.95%
• DSCR: 3.49
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 54.4%
• Equity multiple: 3.40×
• Total profit: $57,059
• Equity at exit: $12,674

10-year hold

• IRR: 59.5%
• Equity multiple: 6.94×
• Total profit: $141,335
• Equity at exit: $7,349

Cash invested: $23,800 (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 29585

• Home prices YoY: -29.0%
• Active inventory: 392
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,401 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$200
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,110

Break-even live

Break-even rent $997

Max offer price $85,000

Occupancy floor 49%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Ashcraft Cir Pawleys Island, SC	2.0–3.0	2.0	1074	$2,167	$2.02	13d	10	0.80mi
344 Lumbee Cir Pawleys Island, SC	3.0	3.0	1800	$2,300	$1.28	23d	1	0.81mi
84 Racquet Club Dr Unit WVC 14 Pawleys Island, SC	3.0	2.0	1471	$2,700	$1.84	23d	1	1.12mi
105 Weatherboard Ct Pawleys Island, SC	3.0	3.0	1480	$2,500	$1.69	23d	1	1.47mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $85,000 Active 2 DOM
2. 2026-06-16
   days on marketlisting id $85,000 Active 1 DOM
3. 2026-06-15
   days on market $85,000 Active 80 DOM
4. 2026-06-14
   days on market $85,000 Active 78 DOM
5. 2026-06-10
   days on market $85,000 Active 75 DOM
6. 2026-06-09
   days on market $85,000 Active 74 DOM
7. 2026-06-08
   days on market $85,000 Active 73 DOM
8. 2026-06-07
   pricestatusdays on marketlisting id $85,000 Active 72 DOM
9. 2026-06-03
   days on market $225,000 Active Under Contract 40 DOM
10. 2026-06-02
    days on market $225,000 Active Under Contract 39 DOM
11. 2026-06-01
    days on market $225,000 Active Under Contract 38 DOM
12. 2026-05-31
    days on market $225,000 Active Under Contract 37 DOM
13. 2026-05-30
    days on market $225,000 Active Under Contract 36 DOM
14. 2026-05-19
    historical Active Under Contract
15. 2026-04-24
    listed $225,000 Active
16. 2026-03-26
    listed $85,000 Active 459-char remark

    Show marketing remark (459 chars)

    Bring your clothes and come enjoy your 4 weeks a year at this 3 bedroom 2 bath oceanfront condo. Fully furnished. Sandpiper Run offers a 2 community pools, hot tub, private walkway to the beach, assigned parking and is located in the gated oceanfront community of Litchfield By the Sea in Pawleys Island. The community offers walking paths, lighted tennis/pickleball courts, residence club house with lots of decking, fishing pier on the creek and security.

17. 2025-03-04
    soldstatus $90,000 Closed 1628-char remark

    Show marketing remark (1628 chars)

    Enjoy all the magnificent beauty and unmitigated fun of ocean front living at Litchfield By The Sea with this opportunity to purchase fractional ownership of Interval M, A2A Sandpiper; all the lifestyle, at a fraction of the cost! Interval M, A2A Sandpiper is a gorgeous, fully renovated condo with 3 bedrooms and 4.5 baths located ocean and pool front at beautiful Litchfield by the Sea in Pawleys Island SC. This luxurious 2 story corner/end villa occupies the 3rd and 4th floors and features a unique, spacious floor plan of Sandpiper A Building wiith unsurpassed south east views of the pool, beach, and spectacular Atlantic ocean. The villa has been updated with a complete remodel and is now presented as of one of the most beautiful condos in the area. A few of the fabulous features include: stunning kitchen with new appliances, cabinets, flooring, and solid surface counter tops; beautiful wet bar with wine cooler; smooth ceilings in living area; updated baths and powder room; an elegant and private ocean front primary bedroom suite with cozy sitting area, private balcony and two private baths! Beautifully furnished and decorated, Interval M, A2A Sandpiper offers 4 weeks per year, one each season, to enjoy all the best of ocean front living in Litchfield/Pawleys Island. Owners at Sandpiper enjoy all the terrific amenities of Litchfield by the Sea; so come enjoy the ocean breeze, tennis, pools, walking and bike trails, crabbing and fishing docks, beach club, and one of the most spectacular beaches in South Carolina; right at your door step. All information and measurements should be verified by the Buyer.

18. 2025-02-20
    soldstatus $90,000 Closed
19. 2025-02-03
    historical Active Under Contract 1628-char remark

    Show marketing remark (1628 chars)

    Enjoy all the magnificent beauty and unmitigated fun of ocean front living at Litchfield By The Sea with this opportunity to purchase fractional ownership of Interval M, A2A Sandpiper; all the lifestyle, at a fraction of the cost! Interval M, A2A Sandpiper is a gorgeous, fully renovated condo with 3 bedrooms and 4.5 baths located ocean and pool front at beautiful Litchfield by the Sea in Pawleys Island SC. This luxurious 2 story corner/end villa occupies the 3rd and 4th floors and features a unique, spacious floor plan of Sandpiper A Building wiith unsurpassed south east views of the pool, beach, and spectacular Atlantic ocean. The villa has been updated with a complete remodel and is now presented as of one of the most beautiful condos in the area. A few of the fabulous features include: stunning kitchen with new appliances, cabinets, flooring, and solid surface counter tops; beautiful wet bar with wine cooler; smooth ceilings in living area; updated baths and powder room; an elegant and private ocean front primary bedroom suite with cozy sitting area, private balcony and two private baths! Beautifully furnished and decorated, Interval M, A2A Sandpiper offers 4 weeks per year, one each season, to enjoy all the best of ocean front living in Litchfield/Pawleys Island. Owners at Sandpiper enjoy all the terrific amenities of Litchfield by the Sea; so come enjoy the ocean breeze, tennis, pools, walking and bike trails, crabbing and fishing docks, beach club, and one of the most spectacular beaches in South Carolina; right at your door step. All information and measurements should be verified by the Buyer.

20. 2025-01-28
    historical Active Under Contract
21. 2025-01-22
    listed $90,000 Active
22. 2025-01-13
    listed $90,000 Active 1628-char remark

    Show marketing remark (1628 chars)

    Enjoy all the magnificent beauty and unmitigated fun of ocean front living at Litchfield By The Sea with this opportunity to purchase fractional ownership of Interval M, A2A Sandpiper; all the lifestyle, at a fraction of the cost! Interval M, A2A Sandpiper is a gorgeous, fully renovated condo with 3 bedrooms and 4.5 baths located ocean and pool front at beautiful Litchfield by the Sea in Pawleys Island SC. This luxurious 2 story corner/end villa occupies the 3rd and 4th floors and features a unique, spacious floor plan of Sandpiper A Building wiith unsurpassed south east views of the pool, beach, and spectacular Atlantic ocean. The villa has been updated with a complete remodel and is now presented as of one of the most beautiful condos in the area. A few of the fabulous features include: stunning kitchen with new appliances, cabinets, flooring, and solid surface counter tops; beautiful wet bar with wine cooler; smooth ceilings in living area; updated baths and powder room; an elegant and private ocean front primary bedroom suite with cozy sitting area, private balcony and two private baths! Beautifully furnished and decorated, Interval M, A2A Sandpiper offers 4 weeks per year, one each season, to enjoy all the best of ocean front living in Litchfield/Pawleys Island. Owners at Sandpiper enjoy all the terrific amenities of Litchfield by the Sea; so come enjoy the ocean breeze, tennis, pools, walking and bike trails, crabbing and fishing docks, beach club, and one of the most spectacular beaches in South Carolina; right at your door step. All information and measurements should be verified by the Buyer.

23. 2024-09-06
    soldstatus $55,000 Closed
24. 2024-08-14
    historical Active Under Contract
25. 2024-07-02
    price $79,500
26. 2024-06-28
    status Active
27. 2024-06-13
    historical Active Under Contract
28. 2024-02-16
    listed $85,000 Active
29. 2023-08-16
    soldstatus $80,000 Closed
30. 2023-07-18
    historical Active Under Contract
31. 2023-06-26
    listed $85,000 Active
32. 2008-11-12
    historical
33. 2008-02-19
    listed $730,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,816
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − HOA: −$2,400
• − Depreciation: −$2,473
• Taxable income: $12,871
• Est. tax owed @ 24.0%: −$3,089
• After-tax cash flow: $10,226/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated condo is move-in ready with good curb appeal and a good condition score.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value.
• Both Landscaping improvements — Enhances curb appeal and rental value.
• Both New flooring in bathrooms — Improves aesthetics and functionality.
• Both New lighting fixtures — Enhances aesthetics and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and resale value. ↑
• Both Landscaping improvements — Enhances curb appeal and rental value. ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality. ↑
• Both New lighting fixtures — Enhances aesthetics and functionality. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Litchfield Beach

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Litchfield Beach, SC
• Population (ZIP): 17,346

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.24%
• Current HPI: 211.3537
• Rent YoY: —
• Metro: —
• 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

-69.2% since first listed

20 events — show timeline

• 2026-05-19 Contingent — CCAR
• 2026-04-24 Listed $225,000 CCAR
• 2026-03-26 Listed $85,000 CCAR
• 2025-03-04 Sold (MLS) $90,000 CCAR
• 2025-02-20 Sold (MLS) $90,000 CCAR
• 2025-02-03 Contingent — CCAR
• 2025-01-28 Contingent — CCAR
• 2025-01-22 Listed $90,000 CCAR
• 2025-01-13 Listed $90,000 CCAR
• 2024-09-06 Sold (MLS) $55,000 CCAR
• 2024-08-14 Contingent — CCAR
• 2024-07-02 Price Changed $79,500 CCAR
• 2024-06-28 Relisted — CCAR
• 2024-06-13 Contingent — CCAR
• 2024-02-16 Listed $85,000 CCAR
• 2023-08-16 Sold (MLS) $80,000 CCAR
• 2023-07-18 Contingent — CCAR
• 2023-06-26 Listed $85,000 CCAR
• 2008-11-12 Listing Removed — Greater Greenville MLS
• 2008-02-19 Listed $730,000 Greater Greenville MLS