7638 Lady St · North Charleston, SC 29420

$160,000

3 bd · 1.0 ba · 937 sqft · SingleFamily public records · 36 Days on market

Built 1955 0.29 ac lot Est $249k · 36% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for first time home owner or investor looking for positive rental stream. This cute home, is close to the interstate with easy access to Charleston and new Boeing Plant, Northwoods Mall, restaurants galore and local schools close by as well. As you enter this home, you are immediately greeted by the large open flowing floor plan, and the beautiful hardwood floors through out the house. You immediately walk into a large spacious living room and just off living room is a beautiful open kitchen. The kitchen features TONS of cabinet space, great for the chef at heart, with all the appliances conveying. The bedrooms are spacious each with its own walk in closet. The master bedroom has been completely opened up and oversized with its own master bathroom, with shower and lots ofstorage space as well. The second bedroom is roomy and actually leads out to a large fenced in back yard and huge covered deck, perfect for entertaining and cookouts and the family pet. This home needs some minor TLC, but this price is one you can not pass up with location, condition and potential galore.. Priced to move a MUST SEE, ASAP and at this price, condition and location, will not last long.. Call for showings while it is still available.

Key facts

• 0.29 acre lot
• Built 1955
• Listed 36 days

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single family detached; One story
• Construction: Asphalt roof
• Exterior features: Privacy fencing; High, level, wooded lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Eat-in kitchen; Family room; Entrance foyer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• 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: Northwoods Middle (math 11% / reading 16%, grade F, #207 of 229 statewide, top 91%, 738 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 35% at this address vs 50% district-wide (-16 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 (+1.8%/yr); 129 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).

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 36 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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.
• Current owner paid $59k; list at $160k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.17% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.33%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $249,242
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7629 Pinehurst St	0.05mi	3/2.0	967 (+3%)	6mo	$257,000	$266	84
7533 Tedder St	0.21mi	3/1.0	1,039 (+11%)	5mo	$229,900	$221	68
3256 Vinewood	0.73mi	3/1.0	900 (-4%)	15mo	$250,000	$278	47
7640 Midwood Dr	0.69mi	3/2.0	1,056 (+13%)	7mo	$277,000	$262	37
7644 Stonehaven Dr	0.58mi	3/1.0	1,044 (+11%)	23mo	$295,000	$283	34

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,181
• Equity at exit: $23,857

10-year hold

• IRR: 9.2%
• Equity multiple: 1.67×
• Total profit: $29,932
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$839
• Tax from tax record: −$115 /mo · $1,384/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $460

Break-even live

Break-even rent $1,293

Max offer price $160,000

Occupancy floor 70%

Sensitivity live

Price	-10% $551	-5% $506	+0% $460	+5% $415	+10% $370
Rent	-10% $312	-5% $386	+0% $460	+5% $534	+10% $608
Rate	-1.0pp $541	-0.5pp $501	base $460	+0.5pp $419	+1.0pp $377

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2615 Warm Ave North Charleston, SC	4.0	1.0	962	$2,000	$2.08	24d	1	0.37mi
7911 Angel Ct North Charleston, SC	3.0	1.5	988	$1,750	$1.77	24d	1	0.63mi
2430 Woodstock Ave North Charleston, SC	2.0	1.5	1100	$1,350	$1.23	4d	1	0.82mi
2422 Woodstock Ave North Charleston, SC	2.0	1.5	1114	$1,600	$1.44	15d	1	0.83mi
2245 Greenridge Rd North Charleston, SC	1.0–3.0	1.0–2.0	965	$1,771	$1.84	4d	19	0.87mi
7925 St Ives Rd North Charleston, SC	1.0–2.0	1.0–2.0	914	$1,689	$1.85	4d	10	0.88mi
7131 Stall Rd Charleston, SC	1.0–2.0	1.0	662	$1,215	$1.84	4d	5	0.95mi
2225 Greenridge Rd North Charleston, SC	1.0–2.0	1.0–2.0	817	$1,579	$1.93	4d	14	1.03mi
2181 Dunlap St Charleston, SC	1.0–2.0	1.0–2.0	920	$1,795	$1.95	4d	12	1.03mi
7927 Saint Ives Rd Charleston, SC	1.0–3.0	1.0–2.0	969	$1,731	$1.79	4d	26	1.05mi
3311 Mountainbrook Ave North Charleston, SC	1.0–3.0	1.5	1204	$1,749	$1.45	4d	12	1.06mi
2155 Morris Baker Blvd North Charleston, SC	1.0–3.0	1.0–2.0	1029	$2,299	$2.23	3d	22	1.08mi
3360 Ashley Phosphate Rd North Charleston, SC	2.0	1.5	1100	$1,395	$1.27	24d	1	1.16mi
3001 Cypress Lake Rd North Charleston, SC	1.0–3.0	1.0–2.5	1008	$2,600	$2.58	4d	26	1.19mi
6951 S Kenwood Dr Charleston, SC	2.0	1.0	850	$1,600	$1.88	24d	1	1.29mi
3000 Cypress Lk Rd North Charleston, SC	1.0–3.0	1.0–2.0	1121	$2,343	$2.09	4d	29	1.33mi
7580 Plantation Rd North Charleston, SC	2.0	1.0–2.0	870	$2,251	$2.59	4d	38	1.36mi
7774 Ginger Ln North Charleston, SC	3.0	1.5	1093	$2,250	$2.06	22d	1	1.40mi
8554 S Waccamaw Ct Charleston, SC	3.0	2.0	1028	$1,950	$1.90	24d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $160,000 Active 36 DOM
2. 2026-06-17
   days on market $160,000 Active 35 DOM
3. 2026-06-16
   days on market $160,000 Active 34 DOM
4. 2026-06-15
   days on market $160,000 Active 33 DOM
5. 2026-06-10
   days on market $160,000 Active 28 DOM
6. 2026-06-09
   days on market $160,000 Active 27 DOM
7. 2026-06-08
   days on market $160,000 Active 26 DOM
8. 2026-06-07
   pricedays on market $160,000 Active 25 DOM
9. 2026-06-05
   days on market $165,000 Active 22 DOM
10. 2026-06-03
    days on market $165,000 Active 21 DOM
11. 2026-06-01
    days on market $165,000 Active 19 DOM
12. 2026-05-31
    days on market $165,000 Active 18 DOM
13. 2026-05-13
    historical
14. 2026-05-13
    listed $165,000 Active
15. 2025-07-10
    historical Active Under Contract
16. 2025-07-07
    listed $150,000 Active
17. 2017-03-21
    soldstatus $59,000 Closed 1251-char remark

    Show marketing remark (1251 chars)

    Great opportunity for first time home owner or investor looking for positive rental stream. This cute home, is close to the interstate with easy access to Charleston and new Boeing Plant, Northwoods Mall, restaurants galore and local schools close by as well. As you enter this home, you are immediately greeted by the large open flowing floor plan, and the beautiful hardwood floors through out the house. You immediately walk into a large spacious living room and just off living room is a beautiful open kitchen. The kitchen features TONS of cabinet space, great for the chef at heart, with all the appliances conveying. The bedrooms are spacious each with its own walk in closet. The master bedroom has been completely opened up and oversized with its own master bathroom, with shower and lots ofstorage space as well. The second bedroom is roomy and actually leads out to a large fenced in back yard and huge covered deck, perfect for entertaining and cookouts and the family pet. This home needs some minor TLC, but this price is one you can not pass up with location, condition and potential galore.. Priced to move a MUST SEE, ASAP and at this price, condition and location, will not last long.. Call for showings while it is still available.

18. 2017-02-27
    historical Active Contingent 1251-char remark

    Show marketing remark (1251 chars)

    Great opportunity for first time home owner or investor looking for positive rental stream. This cute home, is close to the interstate with easy access to Charleston and new Boeing Plant, Northwoods Mall, restaurants galore and local schools close by as well. As you enter this home, you are immediately greeted by the large open flowing floor plan, and the beautiful hardwood floors through out the house. You immediately walk into a large spacious living room and just off living room is a beautiful open kitchen. The kitchen features TONS of cabinet space, great for the chef at heart, with all the appliances conveying. The bedrooms are spacious each with its own walk in closet. The master bedroom has been completely opened up and oversized with its own master bathroom, with shower and lots ofstorage space as well. The second bedroom is roomy and actually leads out to a large fenced in back yard and huge covered deck, perfect for entertaining and cookouts and the family pet. This home needs some minor TLC, but this price is one you can not pass up with location, condition and potential galore.. Priced to move a MUST SEE, ASAP and at this price, condition and location, will not last long.. Call for showings while it is still available.

19. 2017-02-09
    listed $49,900 Active 1251-char remark

    Show marketing remark (1251 chars)

    Great opportunity for first time home owner or investor looking for positive rental stream. This cute home, is close to the interstate with easy access to Charleston and new Boeing Plant, Northwoods Mall, restaurants galore and local schools close by as well. As you enter this home, you are immediately greeted by the large open flowing floor plan, and the beautiful hardwood floors through out the house. You immediately walk into a large spacious living room and just off living room is a beautiful open kitchen. The kitchen features TONS of cabinet space, great for the chef at heart, with all the appliances conveying. The bedrooms are spacious each with its own walk in closet. The master bedroom has been completely opened up and oversized with its own master bathroom, with shower and lots ofstorage space as well. The second bedroom is roomy and actually leads out to a large fenced in back yard and huge covered deck, perfect for entertaining and cookouts and the family pet. This home needs some minor TLC, but this price is one you can not pass up with location, condition and potential galore.. Priced to move a MUST SEE, ASAP and at this price, condition and location, will not last long.. Call for showings while it is still available.

20. 2004-07-28
    historical
21. 2003-03-26
    listed $74,900
22. 1997-02-27
    soldstatus $39,800

ⓘ 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: $1,384 · $115/mo
• Projected year-2 tax: $1,384 · $115/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 16 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: $22,501
• − Mortgage interest: −$8,962
• − Property taxes: −$1,384
• − Insurance: −$800
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$4,655
• Taxable income: $3,100
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $4,779/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

• 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 (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 0.66)
• 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 · 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: ▼ -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

+314.6% since first listed

10 events — show timeline

• 2026-05-13 Listing Removed — Charleston Trident MLS
• 2026-05-13 Listed $165,000 Charleston Trident MLS
• 2025-07-10 Contingent — Charleston Trident MLS
• 2025-07-07 Listed $150,000 Charleston Trident MLS
• 2017-03-21 Sold (MLS) $59,000 Charleston Trident MLS
• 2017-02-27 Contingent — Charleston Trident MLS
• 2017-02-09 Listed $49,900 Charleston Trident MLS
• 2004-07-28 Listing Removed — Charleston Trident MLS
• 2003-03-26 Listed $74,900 Charleston Trident MLS
• 1997-02-27 Sold (Public Records) $39,800 Public Records

Property tax history

+8.2%/yr

Latest (2022): $1,384 · +0.8% YoY. Source: county tax records.