2733 Henry St · North Charleston, SC 29405

$135,000

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 8 Days on market

Built 1952

---

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
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +4.1/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime Development Opportunity in North Charleston & acirc; & euro; & ldquo; Rehab or Build New! Bring your vision to 2733 Henry Street! Situated in an established, fast-growing pocket of North Charleston, this unique property offers a rare combination of versatility and location. Whether you are looking to execute a high-return rehab project or clear the lot to construct a custom new-construction home, this property is a blank canvas ready for your next project. For renovators, the existing 1,512-square-foot brick-veneer cottage boasts excellent structural bones and a functional 3-bedroom, 1-bathroom layout. It is the perfect candidate for a value-add remodel or a highly profit

Key facts

• Zoned r-1
• Built 1952
• Listed 8 days

Tags

• DEVELOPMENT OPPORTUNITY
• ZONED R-1

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 13.4% 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: schools C-, employment C-, crime 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.
• Market conditions: Rents rising fast (+6.4%/yr); 203 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• At $2,189/mo this rent would consume 46% of the median local household income ($57k/yr) (locally 1564% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 + 6.4% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1952 — 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: 1.62% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.28%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $403,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2711 Henry St	0.05mi	3/2.5	1,460 (-3%)	7mo	$390,000	$267	80
2646 Madden Dr	0.15mi	3/2.0	1,352 (-11%)	2mo	$339,900	$251	70
2713 Henry St	0.04mi	3/2.5	1,327 (-12%)	4mo	$375,000	$283	69
3993 Gary Dr	0.44mi	3/2.0	1,430 (-5%)	3mo	$425,000	$297	64
2650 Madden Dr	0.15mi	3/2.0	1,292 (-15%)	8mo	$325,000	$252	59
3012 Harvey Ave	0.42mi	3/2.0	1,434 (-5%)	14mo	$399,000	$278	56
3009 Harvey Ave	0.42mi	3/2.0	1,432 (-5%)	14mo	$409,000	$286	56
2924 Alabama Dr	0.60mi	3/2.0	1,446 (-4%)	11mo	$348,000	$241	52
2612 Stark Ln	0.33mi	4/2.0 (+1)	1,296 (-14%)	2mo	$300,000	$231	50
3004 Harvey Ave	0.40mi	4/3.5 (+1)	1,650 (+9%)	11mo	$442,500	$268	42
3000 Harvey Ave	0.39mi	4/2.5 (+1)	1,700 (+12%)	14mo	$439,000	$258	38
2957 Alabama Dr	0.63mi	3/2.0	1,321 (-13%)	10mo	$350,000	$265	37

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 · 6.36% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 1.97×
• Total profit: $36,519
• Equity at exit: $20,129

10-year hold

• IRR: 32.7%
• Equity multiple: 4.46×
• Total profit: $130,869
• Equity at exit: $11,672

Cash invested: $37,800 (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 29405

• Home prices YoY: -29.0%
• Rents YoY: 6.4%
• Active inventory: 203
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $796

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 59%

Sensitivity live

Price	-10% $890	-5% $843	+0% $796	+5% $750	+10% $703
Rent	-10% $623	-5% $710	+0% $796	+5% $883	+10% $969
Rate	-1.0pp $864	-0.5pp $831	base $796	+0.5pp $761	+1.0pp $726

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2679 Oregon Ave North Charleston, SC	3.0	2.0	1200	$1,900	$1.58	24d	1	0.46mi
2653 Harvey Ave North Charleston, SC	3.0	1.5	1200	$2,035	$1.70	24d	1	0.50mi
2679 Olympia Ave Unit A North Charleston, SC	3.0	1.0	1100	$1,995	$1.81	24d	1	0.51mi
2636 S Allen Dr North Charleston, SC	3.0	2.0	1100	$2,200	$2.00	15d	1	0.53mi
4021 Gary Dr North Charleston, SC	2.0	1.0	1400	$1,800	$1.29	24d	1	0.56mi
2321 Kent Ave North Charleston, SC	3.0	1.0	1896	$1,100	$0.58	24d	1	0.68mi
2741 Ranger Dr North Charleston, SC	3.0	2.0	1300	$2,300	$1.77	24d	1	0.75mi
2136 Commander Rd North Charleston, SC	3.0	2.5	1548	$2,400	$1.55	3d	1	0.93mi
2136 Commander Rd North Charleston, SC	3.0	2.5	1548	$2,400	$1.55	24d	1	0.93mi
2116 Commander Rd North Charleston, SC	3.0	2.0	1050	$2,250	$2.14	3d	1	1.01mi
2640 Orchid Ave North Charleston, SC	3.0	1.5	1200	$1,899	$1.58	24d	1	1.15mi
2245 Fillmore St North Charleston, SC	3.0	2.5	1400	$2,900	$2.07	24d	1	1.18mi
3891 Four Poles Park Dr North Charleston, SC	3.0	2.5	1392	$2,299	$1.65	3d	1	1.21mi
2150 Becker St North Charleston, SC	3.0	1.5	1104	$2,000	$1.81	24d	1	1.37mi
2000 Reynolds Ave North Charleston, SC	2.0	2.0	1050	$2,000	$1.90	24d	1	1.40mi

Listing history 5 events

1. 2026-06-18
   days on market $135,000 Active 8 DOM
2. 2026-06-17
   days on market $135,000 Active 7 DOM
3. 2026-06-16
   days on market $135,000 Active 6 DOM
4. 2026-06-15
   remarks 687-char remark
5. 2026-06-15
   listed $135,000 Active 5 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 18 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: $26,266
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$3,927
• Taxable income: $7,874
• Est. tax owed @ 24.0%: −$1,890
• After-tax cash flow: $7,665/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

• Census place: North Charleston, SC
• County: Charleston County · 366,793 people
• City population: 108,266
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 26,254
• Household income: $56,600
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1564.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -152.19%
• Current HPI: 372.8886
• Rent YoY: ▲ 6.36%
• 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

1 event — show timeline

• 2026-06-11 Listed $135,000 FSBO.com

Property tax history

-20.0%/yr

Latest (2021): $99 · -85.2% YoY. Source: county tax records.