1164 Wading Point Blvd · Charleston, SC 29450

$540,000

4 bd · 3.0 ba · 1,940 sqft · SingleFamily public records · 45 Days on market

Built 2023 Good condition Est $524k · at est. $108/mo HOA · 4% of rent

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Why this score? — see what drove the F 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).

• ARV discount +6.1/15.0
• Cash flow +4.6/30.0
• Appreciation +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The Madison floorplan features a one-story living concept with a kitchen island that overlooks the living room and dining room. The spacious primary bedroom on the first floor has a walk-in closet, shower, and double bowl vanities. The first floor features a flex space, two secondary bedrooms, two full baths, and a three-car garage. This home features granite counter tops, stainless-steel appliances, energy efficiency components, and quality name brand products. Home is equipped with smart home technology providing you comfort and peace of mind, along with Rinnai tankless water heater.

Key facts

• French quarter creek
• Protected woods
• 3 garage spots

Tags

• FRENCH QUARTER CREEK
• PROTECTED WOODS
• TANKLESS WATER HEATER
• SMART HOME TECHNOLOGY
• TOP-RATED SCHOOL DISTRICT

Property features AI

Finance

• HOA & community: Association fee $650 semi-annually; Neighborhood: French Quarter Creek

Exterior

• Parking: Three-car garage
• Utilities: Septic tank; Water/sewer: BCW & SA; Electric: Dominion Energy
• Home design: Single-family detached residence; One story
• Construction: Fiberglass roof; Fee simple ownership
• Exterior features: Level, wooded lot; 0–0.5 acre; Community pool; Community park

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Kitchen island; Eat-in kitchen
• Bedrooms: 4 bedrooms; Primary bedroom on lower level with ceiling fan and walk-in closet
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 3 bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Smooth ceilings; High ceilings; Kitchen island; Eat-in kitchen; Family room; Living/Dining combo; Walk-in closets
• Laundry & utility: Laundry room with washer hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $540k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (44.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (44.5% below list).
• Recommended offer: $297k (44.9% below list) — sets the bar for cash-flow.
• Cap rate 3.2% vs local median 2.4% in 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 76/100 on livability (#22 in SC, #3,336 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime D+, commute F, cost of living D-.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cainhoy Elementary (math 2% / reading 12%, grade F, #594 of 597 statewide, top 100%, 154 students, 100% FRL); Philip Simmons Middle (math 31% / reading 48%, grade F, #82 of 229 statewide, top 37%, 428 students, 35% FRL); Philip Simmons High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 771 students, 21% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 69 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $4k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($524k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $297,491 (44.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.55% ✗
• Cap rate: 3.24%
• Cash-on-cash: -10.90%
• DSCR: 0.52
• GRM: 15.0

CMA / ARV

• ARV (on-the-fly): $523,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1146 Wading Point Blvd	0.15mi	4/3.0	1,940 (0%)	4mo	$529,000	$273	89
1173 Wading Point Blvd	0.09mi	4/2.0	1,871 (-4%)	8mo	$505,000	$270	79
240 Silver Creek Dr	0.55mi	3/3.0 (-1)	1,940 (0%)	3mo	$535,000	$276	67
455 Hadley Dr	0.35mi	3/2.0 (-1)	1,876 (-3%)	6mo	$670,000	$357	64
317 Cypress Br	0.56mi	4/2.0	1,925 (-1%)	6mo	$490,000	$255	63
1144 Wading Point Blvd	0.16mi	3/2.5 (-1)	2,188 (+13%)	4mo	$525,000	$240	61
104 Wild Orchid Way	0.74mi	3/3.0 (-1)	1,940 (0%)	9mo	$520,000	$268	53
312 Cypress Branch Rd	0.62mi	4/2.0	1,871 (-4%)	12mo	$520,000	$278	52
246 Silver Creek Dr	0.52mi	3/2.5 (-1)	2,207 (+14%)	1mo	$535,000	$242	45
1251 Wading Point Blvd	0.60mi	3/2.0 (-1)	1,796 (-7%)	11mo	$489,900	$273	41
313 Cypress Branch Rd	0.59mi	3/2.5 (-1)	2,190 (+13%)	10mo	$515,000	$235	36
308 Cypress Branch Rd	0.64mi	3/2.5 (-1)	2,207 (+14%)	7mo	$499,999	$227	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.13×
• Total profit: $-130,870
• Equity at exit: $127,343

10-year hold

• IRR: -14.4%
• Equity multiple: -0.23×
• Total profit: $-185,257
• Equity at exit: $131,174

Cash invested: $151,200 (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 29450

• Home prices YoY: -0.2%
• Active inventory: 69
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$2,832
• Tax from tax record: −$574 /mo · $6,888/yr
• Insurance: −$225
• HOA: −$108
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-1,373

Break-even live

Break-even rent $4,733

Max offer price $297,491

Occupancy floor —

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: $135,000
• Closing costs: $16,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 Wading Point Blvd Huger, SC	4.0	2.0	1871	$2,995	$1.60	3d	1	0.78mi

HOA detail

• Monthly dues: $108 · $1,296/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-18
   days on market $540,000 Active 45 DOM
2. 2026-06-17
   days on market $540,000 Active 44 DOM
3. 2026-06-16
   days on market $540,000 Active 43 DOM
4. 2026-06-15
   days on market $540,000 Active 42 DOM
5. 2026-06-13
   days on market $540,000 Active 40 DOM
6. 2026-06-13
   days on market $540,000 Active 39 DOM
7. 2026-06-10
   days on market $540,000 Active 37 DOM
8. 2026-06-09
   days on market $540,000 Active 36 DOM
9. 2026-06-08
   days on market $540,000 Active 35 DOM
10. 2026-06-07
    days on market $540,000 Active 34 DOM
11. 2026-06-05
    days on market $540,000 Active 31 DOM
12. 2026-06-03
    days on market $540,000 Active 30 DOM
13. 2026-06-03
    days on market $540,000 Active 29 DOM
14. 2026-06-01
    days on market $540,000 Active 28 DOM
15. 2026-05-31
    days on market $540,000 Active 27 DOM
16. 2026-05-04
    listed $540,000 Active
17. 2023-09-30
    listed Active Under Contract 592-char remark

    Show marketing remark (592 chars)

    The Madison floorplan features a one-story living concept with a kitchen island that overlooks the living room and dining room. The spacious primary bedroom on the first floor has a walk-in closet, shower, and double bowl vanities. The first floor features a flex space, two secondary bedrooms, two full baths, and a three-car garage. This home features granite counter tops, stainless-steel appliances, energy efficiency components, and quality name brand products. Home is equipped with smart home technology providing you comfort and peace of mind, along with Rinnai tankless water heater.

18. 2023-09-27
    soldstatus $482,000 Closed 592-char remark

    Show marketing remark (592 chars)

    The Madison floorplan features a one-story living concept with a kitchen island that overlooks the living room and dining room. The spacious primary bedroom on the first floor has a walk-in closet, shower, and double bowl vanities. The first floor features a flex space, two secondary bedrooms, two full baths, and a three-car garage. This home features granite counter tops, stainless-steel appliances, energy efficiency components, and quality name brand products. Home is equipped with smart home technology providing you comfort and peace of mind, along with Rinnai tankless water heater.

19. 2023-08-31
    listed $482,000 592-char remark

    Show marketing remark (592 chars)

    The Madison floorplan features a one-story living concept with a kitchen island that overlooks the living room and dining room. The spacious primary bedroom on the first floor has a walk-in closet, shower, and double bowl vanities. The first floor features a flex space, two secondary bedrooms, two full baths, and a three-car garage. This home features granite counter tops, stainless-steel appliances, energy efficiency components, and quality name brand products. Home is equipped with smart home technology providing you comfort and peace of mind, along with Rinnai tankless water heater.

20. 2022-11-18
    soldstatus $7,732,876

ⓘ 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: $6,888 · $574/mo
• Projected year-2 tax: $6,888 · $574/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $35,940
• − Mortgage interest: −$30,248
• − Property taxes: −$6,888
• − Insurance: −$2,700
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − HOA: −$1,296
• − Depreciation: −$15,709
• Taxable loss: −$26,652
• Est. tax savings @ 24.0%: +$6,397
• After-tax cash flow: $-10,077/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 · 1 photo

Good 80/100 Cosmetic rehab

This 4-bedroom, 3-bath home in French Quarter Creek is in excellent condition with recent updates and smart home technology, making it move-in ready.

Value-add opportunities

• Both Smart home technology — Enhances comfort and energy efficiency
• Both Landscaping — Improves curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Smart home technology — Enhances comfort and energy efficiency ↑
• Both Landscaping — Improves curb appeal and property value ↑

ⓘ 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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — Charleston

• Score: 76/100
• State rank: #22
• US rank: #3336

Category grades

Amenities A+ Commute F Cost of living D- Crime D+ Employment A Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 200,573
• Population (ZIP): 3,124

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 25% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6% Dominican 2%
• Common ancestry: Serbian 7% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.12%
• Current HPI: 462.4619
• 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

-93.0% since first listed

5 events — show timeline

• 2026-05-04 Listed $540,000 Charleston Trident MLS
• 2023-09-30 Listed — Charleston Trident MLS
• 2023-09-27 Sold (MLS) $482,000 Charleston Trident MLS
• 2023-08-31 Listed $482,000 Charleston Trident MLS
• 2022-11-18 Sold (Public Records) $7,732,876 Public Records

Property tax history

+135.9%/yr

Latest (2025): $6,888 · +1.0% YoY. Source: county tax records.