517 Seascape (1 Share Of 13 ) · Isle of Palms, SC 29451

$110,000

3 bd · 3.0 ba · 1,536 sqft · SingleFamily · 557 Days on market

Built 1985 Est $111k · at est. $1411/mo HOA · 22% of rent ↓ 19% since listing

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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 +15.0/30.0
• Appreciation +8.4/10.0
• ARV discount +7.7/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautiful fifth floor 3 Bedroom and 3 Bath Penthouse offering unobstructed views of the Atlantic Ocean, is situated on the far end of the expansive oceanfront of the Wild Dunes Resort, a private gated community crafted by leading developers, who left no stones unturned, creating two world class Tom Fazio eighteen hole championship golf courses, and a world class clay court tennis facility, not to mention two beautiful hotels, where you can experience fine dining. This property is made available to a potential buyer as a 1/13th share, where you can enjoy four weeks of the year on a rotating schedule .

Key facts

• Built 1985
• Listed 557 days

Property features AI

Finance

• Other: Listing is active
• Financial info: Fractional ownership (unit ownership percentage recorded)
• HOA & community: Association fees billed quarterly

Exterior

• Utilities: Public sewer
• Home design: Residential fractional ownership (1 share of 13)
• Exterior features: Beachfront property with beach access; Located in Seascape Villas subdivision; Situated on a 5–10 acre parcel (community/lot feature)

Interior

• Bathrooms: Total of 3 bathrooms
• Interior features: Unit contains 3 bathrooms; 3 bedrooms

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#217 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-; Watch: housing C-, amenities F, commute 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: Sullivan'S Island Elementary (math 88% / reading 81%, grade A+, #2 of 597 statewide, top 0%, 475 students, 9% FRL); Moultrie Middle (math 68% / reading 74%, grade A, #6 of 229 statewide, top 2%, 1,119 students, 22% FRL); Wando High (math 81% / reading 95%, grade A, #6 of 196 statewide, top 3%, 2,596 students, 19% FRL) — zoned schools average 17% FRL vs 44% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 81% at this address vs 50% district-wide (+31 pts) — the actual schools serving this property are materially stronger than the Charleston 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 121 active listings in the ZIP; high-income renter base; 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($761 loan paydown + $8k appreciation (6.8% local appreciation)).
• Charleston County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 557 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 557 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 5.74% ✓
• Cap rate: 37.00%
• Cash-on-cash: 109.69%
• DSCR: 5.88
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $110,592
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Seascape (share H)	0.02mi	3/3.0	1,635 (+6%)	10mo	$125,000	$76	80
8000 Palmetto Dr #506	0.21mi	3/3.0	1,593 (+4%)	10mo	$115,000	$72	76
71 Fairway Dunes Ln	0.45mi	3/3.5	1,585 (+3%)	9mo	$1,350,000	$852	64
36 Pelican Reach	0.60mi	3/2.5	1,444 (-6%)	5mo	$1,250,000	$866	56
55 Fairway Dunes Ln Unit Week 2	0.48mi	3/3.0	1,644 (+7%)	12mo	$100,000	$61	56
55 Fairway Dunes Ln Unit Week 1	0.48mi	3/3.0	1,644 (+7%)	12mo	$100,000	$61	55
7600 Palmetto Dr Unit C117	0.32mi	3/3.0	1,322 (-14%)	17mo	$100,000	$76	47
2 Pelican Reach Unit Share 11	0.47mi	3/2.5	1,354 (-12%)	12mo	$95,000	$70	46
2 Pelican Reach Unit Share 10	0.47mi	3/2.5	1,354 (-12%)	13mo	$95,000	$70	45
40 Pelican Reach	0.63mi	3/2.5	1,703 (+11%)	7mo	$1,438,000	$844	45
305 Shipwatch-a (1/13th Share) Dr	0.32mi	3/3.0	1,322 (-14%)	21mo	$92,500	$70	45

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

Projected returns pro-forma

6.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.19×
• Total profit: $190,698
• Equity at exit: $75,081

10-year hold

• IRR: 97.5%
• Equity multiple: 15.39×
• Total profit: $443,062
• Equity at exit: $141,595

Cash invested: $30,800 (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 29451

• Home prices YoY: 2.0%
• Active inventory: 121
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $6,312 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,411
• Vacancy / Maint / Mgmt: −$1,326
• Net cashflow: $2,389

Break-even live

Break-even rent $3,288

Max offer price $110,000

Occupancy floor 57%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,411 · $16,932/yr
• Likely covers: security

Listing history 19 events

1. 2026-06-18
   days on market $110,000 Active 557 DOM
2. 2026-06-17
   days on market $110,000 Active 556 DOM
3. 2026-06-16
   days on market $110,000 Active 555 DOM
4. 2026-06-15
   days on market $110,000 Active 554 DOM
5. 2026-06-10
   days on market $110,000 Active 549 DOM
6. 2026-06-09
   days on market $110,000 Active 548 DOM
7. 2026-06-08
   days on market $110,000 Active 547 DOM
8. 2026-06-07
   days on market $110,000 Active 546 DOM
9. 2026-06-05
   days on market $110,000 Active 543 DOM
10. 2026-06-03
    days on market $110,000 Active 542 DOM
11. 2026-06-01
    days on market $110,000 Active 540 DOM
12. 2026-05-31
    days on market $110,000 Active 539 DOM
13. 2026-01-27
    price $110,000
14. 2025-12-04
    status Active
15. 2025-12-02
    historical
16. 2025-09-08
    price $120,000
17. 2025-05-12
    status Active
18. 2025-05-12
    historical
19. 2024-12-04
    listed $135,000 Active

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,744
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$5,668
• − Repairs & maintenance: −$6,059
• − Management: −$6,059
• − HOA: −$16,932
• − Depreciation: −$3,200
• Taxable income: $30,012
• Est. tax owed @ 24.0%: −$7,203
• After-tax cash flow: $21,462/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 — Isle of Palms

• Score: 61/100
• State rank: #217
• US rank: #18296

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Isle of Palms, SC
• County: Charleston County · 366,793 people
• City population: 4,362
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 4,362
• Household income: $156,979
• Rent vs Own: 6.5% rent · 93.5% own
• Severe rent burden: 20.0

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: Predominantly White (97%)
• Race & ethnicity: White 97% Asian 2%
• Common ancestry: Lithuanian 5% Slovak 4% Scotch-Irish 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 3% Other Asian/Pacific 3% Spanish 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: ▲ 6.84%
• Current HPI: 348.8655
• Rent YoY: —
• 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

-18.5% since first listed

7 events — show timeline

• 2026-01-27 Price Changed $110,000 Charleston Trident MLS
• 2025-12-04 Relisted — Charleston Trident MLS
• 2025-12-02 Listing Removed — Charleston Trident MLS
• 2025-09-08 Price Changed $120,000 Charleston Trident MLS
• 2025-05-12 Relisted — Charleston Trident MLS
• 2025-05-12 Listing Removed — Charleston Trident MLS
• 2024-12-04 Listed $135,000 Charleston Trident MLS