7601 Lady St · North Charleston, SC 29420

$149,000

3 bd · 1.5 ba · 1,230 sqft · SingleFamily public records · 16 Days on market

Built 1961 9,583 sqft lot Est $283k · 47% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

LOCATION, LOCATION, LOCATION!! Situated on a Large .3 Acre Corner Lot in the Ashley Heights Community of North Charleston, this Spacious 2BR Home has Easy Access to I-26 and an Abundance of Dining & Shopping on Ashley Phosphate Road ** Step inside to Discover Smooth Ceilings & Updated Flooring throughout the Bright, Open Concept! ** This Home's Eat-In Kitchen features Tons of Cabinet Storage Space, a Kitchen Island, an Opening to the Dining Room, and Access to the Back Deck through Sliding Doors ** There is a Flex Space off of the Family Room, which is Ideal for a Home Office, Additional Living Room, Separate Dining Room, or could be Converted to a 3rd Bedroom ** Both Sizable Bedrooms come with Ceiling Fans & Wood Flooring ** This Home is Equipped with a Dedicated Laundry Room, a 2009Roof, a 2016 Bryant HVAC Unit with Electric Heat, New Ductwork in Attic, a 200 Amp Service with New Ground Wiring Installed, Cedar Siding, and a Vapor Barrier in the Crawl Space! The Laundry Room is Already Plumbed for an Additional Half Bath, if Desired! ** The Property comes with a Detached Shed for Extra Storage ** Located in the Heart of Bustling North Charleston, this is a Great Opportunity to Own an Affordable Home with NO HOA and Tons of Room to Grow!

Key facts

• Driveway parking
• Hardwood floors
• 9,583 sq ft lot

Tags

• ONE STORY RANCH STYLE
• HARDWOOD FLOORS
• DRIVEWAY PARKING

Property features AI

Finance

• HOA & community: Trash service (community feature)

Exterior

• Parking: Off-street parking
• Utilities: Private sewer
• Home design: Single-family detached residence; One level, ground-level entry
• Construction: Asphalt roof
• Exterior features: Interior lot; Lot under 0.5 acre

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 bathroom
• Heating & cooling: Heating: see remarks
• Interior features: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 25 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).
• This rent runs 33% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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 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: 1.33% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.36%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $282,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7645 Pinehurst St	0.21mi	2/2.0 (-1)	1,103 (-10%)	8mo	$300,000	$272	59
2814 Chicopee Dr	0.69mi	3/2.0	1,216 (-1%)	10mo	$205,000	$169	55
7680 Midwood Dr	0.55mi	3/1.0	1,238 (+1%)	20mo	$195,000	$158	55
7687 Midwood Dr	0.58mi	4/2.0 (+1)	1,324 (+8%)	2mo	$273,999	$207	51
7696 Midwood Dr	0.56mi	3/1.0	1,084 (-12%)	6mo	$267,000	$246	47
2820 Chicopee Dr	0.70mi	3/2.0	1,328 (+8%)	12mo	$230,000	$173	42
7640 Midwood Dr	0.63mi	3/2.0	1,056 (-14%)	7mo	$277,000	$262	40
3243 Vinewood Pl	0.67mi	4/2.0 (+1)	1,285 (+4%)	18mo	$293,000	$228	39
3231 Stonehaven Dr	0.69mi	3/2.0	1,365 (+11%)	11mo	$310,000	$227	39
7850 Expedition Dr	0.53mi	3/2.0	1,368 (+11%)	19mo	$315,000	$230	38
2910 John Cabot Dr	0.66mi	3/2.0	1,410 (+15%)	9mo	$333,000	$236	35
7698 Chippendale Rd	0.62mi	4/2.0 (+1)	1,372 (+12%)	22mo	$340,000	$248	27

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: 8.8%
• Equity multiple: 1.34×
• Total profit: $14,169
• Equity at exit: $22,216

10-year hold

• IRR: 17.0%
• Equity multiple: 2.33×
• Total profit: $55,304
• Equity at exit: $12,883

Cash invested: $41,720 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$781
• Tax from tax record: −$85 /mo · $1,026/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $638

Break-even live

Break-even rent $1,176

Max offer price $149,000

Occupancy floor 63%

Sensitivity live

Price	-10% $723	-5% $680	+0% $638	+5% $596	+10% $554
Rent	-10% $482	-5% $560	+0% $638	+5% $717	+10% $795
Rate	-1.0pp $713	-0.5pp $676	base $638	+0.5pp $600	+1.0pp $560

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	0.27mi
7911 Angel Ct North Charleston, SC	3.0	1.5	988	$1,750	$1.77	24d	1	0.76mi
7940 Shadow Oak Dr Charleston, SC	3.0	2.5	1287	$1,895	$1.47	15d	1	0.81mi
7131 Stall Rd Charleston, SC	1.0–2.0	1.0	662	$1,215	$1.84	3d	5	0.82mi
8012 Thelen St North Charleston, SC	2.0	1.5	1133	$1,495	$1.32	15d	1	0.95mi
2430 Woodstock Ave North Charleston, SC	2.0	1.5	1100	$1,350	$1.23	3d	1	0.95mi
2422 Woodstock Ave North Charleston, SC	2.0	1.5	1114	$1,600	$1.44	15d	1	0.96mi
7925 St Ives Rd North Charleston, SC	1.0–2.0	1.0–2.0	914	$1,689	$1.85	3d	10	0.98mi
3058 Nantuckett Ave North Charleston, SC	3.0	2.0	1278	$1,995	$1.56	15d	1	0.98mi
2181 Dunlap St Charleston, SC	1.0–2.0	1.0–2.0	920	$1,795	$1.95	3d	12	0.99mi
2245 Greenridge Rd North Charleston, SC	1.0–3.0	1.0–2.0	965	$1,771	$1.84	3d	19	0.99mi
3311 Mountainbrook Ave North Charleston, SC	1.0–3.0	1.5	1204	$1,749	$1.45	3d	12	1.00mi
2155 Morris Baker Blvd North Charleston, SC	1.0–3.0	1.0–2.0	1029	$2,299	$2.23	3d	22	1.01mi
3360 Ashley Phosphate Rd North Charleston, SC	2.0	1.5	1100	$1,395	$1.27	24d	1	1.10mi
8031 Hyannis Ct North Charleston, SC	4.0	3.0	1500	$2,150	$1.43	20d	1	1.10mi
2225 Greenridge Rd North Charleston, SC	1.0–2.0	1.0–2.0	817	$1,579	$1.93	3d	14	1.15mi
6951 S Kenwood Dr Charleston, SC	2.0	1.0	850	$1,600	$1.88	24d	1	1.16mi
7927 Saint Ives Rd Charleston, SC	1.0–3.0	1.0–2.0	969	$1,731	$1.79	3d	26	1.17mi
3001 Cypress Lake Rd North Charleston, SC	1.0–3.0	1.0–2.5	1008	$2,600	$2.58	3d	26	1.30mi
7580 Plantation Rd North Charleston, SC	2.0	1.0–2.0	870	$2,251	$2.59	3d	38	1.31mi
7677 Picardy Pl North Charleston, SC	3.0	1.5	1300	$2,500	$1.92	24d	1	1.32mi
7782 Ginger Ln North Charleston, SC	3.0	1.0	1300	$3,680	$2.83	3d	1	1.38mi
7774 Ginger Ln North Charleston, SC	3.0	1.5	1093	$2,250	$2.06	22d	1	1.40mi
3000 Cypress Lk Rd North Charleston, SC	1.0–3.0	1.0–2.0	1121	$2,343	$2.09	3d	29	1.45mi
8524 Brookforest Dr Charleston, SC	3.0	2.0	1244	$3,249	$2.61	24d	1	1.48mi

Listing history 9 events

1. 2026-05-01
   status Pending
2. 2026-04-20
   historical Active Under Contract
3. 2026-04-15
   listed $149,000 Active
4. 2020-02-26
   soldstatus $134,000
5. 2020-02-04
   soldstatus $134,000 Closed 1269-char remark

   Show marketing remark (1269 chars)

   LOCATION, LOCATION, LOCATION!! Situated on a Large .3 Acre Corner Lot in the Ashley Heights Community of North Charleston, this Spacious 2BR Home has Easy Access to I-26 and an Abundance of Dining & Shopping on Ashley Phosphate Road ** Step inside to Discover Smooth Ceilings & Updated Flooring throughout the Bright, Open Concept! ** This Home's Eat-In Kitchen features Tons of Cabinet Storage Space, a Kitchen Island, an Opening to the Dining Room, and Access to the Back Deck through Sliding Doors ** There is a Flex Space off of the Family Room, which is Ideal for a Home Office, Additional Living Room, Separate Dining Room, or could be Converted to a 3rd Bedroom ** Both Sizable Bedrooms come with Ceiling Fans & Wood Flooring ** This Home is Equipped with a Dedicated Laundry Room, a 2009Roof, a 2016 Bryant HVAC Unit with Electric Heat, New Ductwork in Attic, a 200 Amp Service with New Ground Wiring Installed, Cedar Siding, and a Vapor Barrier in the Crawl Space! The Laundry Room is Already Plumbed for an Additional Half Bath, if Desired! ** The Property comes with a Detached Shed for Extra Storage ** Located in the Heart of Bustling North Charleston, this is a Great Opportunity to Own an Affordable Home with NO HOA and Tons of Room to Grow!

6. 2019-12-31
   historical Active Contingent 1269-char remark

   Show marketing remark (1269 chars)

   LOCATION, LOCATION, LOCATION!! Situated on a Large .3 Acre Corner Lot in the Ashley Heights Community of North Charleston, this Spacious 2BR Home has Easy Access to I-26 and an Abundance of Dining & Shopping on Ashley Phosphate Road ** Step inside to Discover Smooth Ceilings & Updated Flooring throughout the Bright, Open Concept! ** This Home's Eat-In Kitchen features Tons of Cabinet Storage Space, a Kitchen Island, an Opening to the Dining Room, and Access to the Back Deck through Sliding Doors ** There is a Flex Space off of the Family Room, which is Ideal for a Home Office, Additional Living Room, Separate Dining Room, or could be Converted to a 3rd Bedroom ** Both Sizable Bedrooms come with Ceiling Fans & Wood Flooring ** This Home is Equipped with a Dedicated Laundry Room, a 2009Roof, a 2016 Bryant HVAC Unit with Electric Heat, New Ductwork in Attic, a 200 Amp Service with New Ground Wiring Installed, Cedar Siding, and a Vapor Barrier in the Crawl Space! The Laundry Room is Already Plumbed for an Additional Half Bath, if Desired! ** The Property comes with a Detached Shed for Extra Storage ** Located in the Heart of Bustling North Charleston, this is a Great Opportunity to Own an Affordable Home with NO HOA and Tons of Room to Grow!

7. 2019-12-23
   listed $134,000 Active 1269-char remark

   Show marketing remark (1269 chars)

   LOCATION, LOCATION, LOCATION!! Situated on a Large .3 Acre Corner Lot in the Ashley Heights Community of North Charleston, this Spacious 2BR Home has Easy Access to I-26 and an Abundance of Dining & Shopping on Ashley Phosphate Road ** Step inside to Discover Smooth Ceilings & Updated Flooring throughout the Bright, Open Concept! ** This Home's Eat-In Kitchen features Tons of Cabinet Storage Space, a Kitchen Island, an Opening to the Dining Room, and Access to the Back Deck through Sliding Doors ** There is a Flex Space off of the Family Room, which is Ideal for a Home Office, Additional Living Room, Separate Dining Room, or could be Converted to a 3rd Bedroom ** Both Sizable Bedrooms come with Ceiling Fans & Wood Flooring ** This Home is Equipped with a Dedicated Laundry Room, a 2009Roof, a 2016 Bryant HVAC Unit with Electric Heat, New Ductwork in Attic, a 200 Amp Service with New Ground Wiring Installed, Cedar Siding, and a Vapor Barrier in the Crawl Space! The Laundry Room is Already Plumbed for an Additional Half Bath, if Desired! ** The Property comes with a Detached Shed for Extra Storage ** Located in the Heart of Bustling North Charleston, this is a Great Opportunity to Own an Affordable Home with NO HOA and Tons of Room to Grow!

8. 2015-02-06
   historical
9. 2013-07-27
   listed $95,000

ⓘ 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: $1,026 · $85/mo
• Projected year-2 tax: $1,026 · $85/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 · 17 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: $23,806
• − Mortgage interest: −$8,346
• − Property taxes: −$1,026
• − Insurance: −$745
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$4,335
• Taxable income: $5,546
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $6,329/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

+56.8% since first listed

9 events — show timeline

• 2026-05-01 Pending — Charleston Trident MLS
• 2026-04-20 Contingent — Charleston Trident MLS
• 2026-04-15 Listed $149,000 Charleston Trident MLS
• 2020-02-26 Sold (Public Records) $134,000 Public Records
• 2020-02-04 Sold (MLS) $134,000 Charleston Trident MLS
• 2019-12-31 Contingent — Charleston Trident MLS
• 2019-12-23 Listed $134,000 Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2013-07-27 Listed $95,000 Charleston Trident MLS

Property tax history

+15.3%/yr

Latest (2022): $1,026 · -2.8% YoY. Source: county tax records.