410 Yacht Harbor Ct #410 · Isle of Palms, SC 29451

$299,000

3 bd · 3.0 ba · 2,020 sqft · Condo public records · 121 Days on market

Built 1986 $2086/mo HOA · 22% 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
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy coastal living, at this well appointed 4-bedroom island retreat featuring updated LVP flooring, spacious kitchen, vaulted ceilings, large generous living space great for entertaining and hosting friends and family. The spacious layout, and open-concept allows for easy flow throughout the condo. Covered back porch great for morning coffee or evening cocktails. This 4- bedroom condo it perfect for larger families. Primary bedroom on the main floor. Lots of windows allowing tons of light. Just steps away to the neighborhood pool and easy golf cart ride to the beach. * Golf cart included. If you are looking for a great 1/4 ownership this is the one for you! * 13 weeks total. Rotation is

Key facts

• Spacious kitchen
• Updated lvp flooring
• Golf cart included

Tags

• UPDATED LVP FLOORING
• SPACIOUS KITCHEN
• VAULTED CEILINGS
• COVERED BACK PORCH
• NEIGHBORHOOD POOL
• GOLF CART INCLUDED

Property features AI

Finance

• Other: Fractional ownership
• HOA & community: Quarterly association fee; Club membership available; Fitness center; Golf course and golf membership available; Marina and dock facilities; Park; Pool; Tennis courts; Walk/jog trails

Exterior

• Parking: 1-car carport
• Security: Gated community
• Utilities: Public sewer; Dominion Energy service; Isle of Palms water/sewer
• Home design: Residential fractional ownership; Two levels; Located in Wild Dunes
• Construction: Architectural roof; Storage structure on site
• Exterior features: Exterior lighting; In-ground pool; Community spa

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (master with ceiling fan)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 4 total bathrooms (3.5)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blown and cathedral/vaulted ceilings; Wet bar; Ceiling fans; Entrance foyer; Open living/dining layout
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $299k).
• Recommended offer: $263k (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); Lucy Garrett Beckham High (math 78%, 1,673 students, 20% FRL) — zoned schools average 17% FRL vs 44% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 78% at this address vs 50% district-wide (+27 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; 2 comparable units currently listed for rent nearby; 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 $23k of equity ($2k loan paydown + $20k 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 $84k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $299k implies a 149% gain — meaningful room to come down on a strong offer.

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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 3.18% ✓
• Cap rate: 18.99%
• Cash-on-cash: 45.34%
• DSCR: 3.02
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 50.4%
• Equity multiple: 4.32×
• Total profit: $277,590
• Equity at exit: $204,085

10-year hold

• IRR: 46.7%
• Equity multiple: 9.13×
• Total profit: $680,423
• Equity at exit: $384,880

Cash invested: $83,720 (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 29451

• Home prices YoY: 2.0%
• Active inventory: 121
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $9,502 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$564 /mo · $6,773/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$2,086
• Vacancy / Maint / Mgmt: −$1,995
• Net cashflow: $2,737

Break-even live

Break-even rent $6,037

Max offer price $299,000

Occupancy floor 66%

Sensitivity live

Price	-10% $2,906	-5% $2,821	+0% $2,737	+5% $2,652	+10% $2,567
Rent	-10% $1,986	-5% $2,361	+0% $2,737	+5% $3,112	+10% $3,487
Rate	-1.0pp $2,887	-0.5pp $2,813	base $2,737	+0.5pp $2,659	+1.0pp $2,580

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Yacht Harbor Ct Isle of Palms, SC	4.0	3.0	2238	$8,500	$3.80	15d	1	0.05mi
137 Sparrow Dr Isle of Palms, SC	4.0	2.5	2025	$7,000	$3.46	4d	1	0.65mi

HOA detail condo

• Monthly dues: $2,086 · $25,032/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $299,000 Active 121 DOM
2. 2026-06-17
   days on market $299,000 Active 120 DOM
3. 2026-06-16
   days on market $299,000 Active 119 DOM
4. 2026-06-15
   days on market $299,000 Active 118 DOM
5. 2026-06-10
   days on market $299,000 Active 113 DOM
6. 2026-06-09
   days on market $299,000 Active 112 DOM
7. 2026-06-08
   days on market $299,000 Active 111 DOM
8. 2026-06-07
   days on market $299,000 Active 110 DOM
9. 2026-06-05
   days on market $299,000 Active 107 DOM
10. 2026-06-03
    days on market $299,000 Active 106 DOM
11. 2026-06-01
    days on market $299,000 Active 104 DOM
12. 2026-05-31
    days on market $299,000 Active 103 DOM
13. 2026-02-17
    listed $299,000 Active
14. 2016-03-23
    soldstatus $120,000
15. 2003-06-30
    soldstatus $126,500
16. 2002-08-14
    soldstatus $125,000
17. 2002-07-22
    soldstatus $125,000
18. 2002-05-22
    soldstatus $125,000
19. 2001-05-17
    soldstatus $91,000
20. 2000-05-01
    soldstatus $70,000
21. 2000-02-29
    soldstatus $72,630
22. 1997-08-08
    soldstatus $58,000
23. 1987-11-03
    soldstatus $146,000

ⓘ 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: $6,773 · $564/mo
• Projected year-2 tax: $6,773 · $564/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $114,020
• − Mortgage interest: −$16,749
• − Property taxes: −$6,773
• − Insurance: −$6,614
• − Repairs & maintenance: −$9,122
• − Management: −$9,122
• − HOA: −$25,032
• − Depreciation: −$8,698
• Taxable income: $31,911
• Est. tax owed @ 24.0%: −$7,659
• After-tax cash flow: $25,182/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

+104.8% since first listed

11 events — show timeline

• 2026-02-17 Listed $299,000 Charleston Trident MLS
• 2016-03-23 Sold (Public Records) $120,000 Public Records
• 2003-06-30 Sold (Public Records) $126,500 Public Records
• 2002-08-14 Sold (Public Records) $125,000 Public Records
• 2002-07-22 Sold (Public Records) $125,000 Public Records
• 2002-05-22 Sold (Public Records) $125,000 Public Records
• 2001-05-17 Sold (Public Records) $91,000 Public Records
• 2000-05-01 Sold (Public Records) $70,000 Public Records
• 2000-02-29 Sold (Public Records) $72,630 Public Records
• 1997-08-08 Sold (Public Records) $58,000 Public Records
• 1987-11-03 Sold (Public Records) $146,000 Public Records

Property tax history

+0.2%/yr

Latest (2022): $6,773 · +1.1% YoY. Source: county tax records.