1132 Brownswood Rd · Charleston, SC 29455

$250,000

3 bd · 2.0 ba · 1,556 sqft · SingleFamily public records · 592 Days on market

Built 1988 0.50 ac lot Est $499k · 50% under ↓ 17% since listing

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

''BEAUTIFUL LOT'' INVESTORS, AWESOME LOCATION NEAR THE BEACHES House build had a Fire couple of months ago. ,possible latent defect. Awesome potential to Build Back. Modular Home Approved in this Community!!!! Motivated Seller!!!! BOM Buyer Funds not available!

Key facts

• Near the beaches
• 0.5 acre lot
• Built 1988

Tags

• NEAR THE BEACHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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-.
• 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: Haut Gap Middle (math 39% / reading 44%, grade F, #68 of 229 statewide, top 31%, 444 students, 100% FRL); St. Johns High (math 42% / reading 72%, grade C, #120 of 196 statewide, top 64%, 387 students, 100% FRL) — zoned schools average 100% FRL vs 44% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 568 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 + 3.0% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 592 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $50k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 592 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.17% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $499,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2857 Summertrees Blvd	0.25mi	3/2.0	1,550 (-0%)	8mo	$479,000	$309	81
2915 Wilson Creek Ln	0.30mi	3/2.5	1,591 (+2%)	6mo	$510,000	$321	76
1178 Equinox Ct	0.18mi	3/2.0	1,696 (+9%)	4mo	$465,000	$274	73
2786 August Rd	0.39mi	3/2.0	1,642 (+6%)	2mo	$475,000	$289	71
2978 Harefield Ln	0.16mi	3/2.0	1,709 (+10%)	6mo	$695,000	$407	71
1339 Brownswood Rd	0.66mi	3/2.0	1,596 (+3%)	6mo	$320,000	$201	60
1159 Hazymist Ln	0.35mi	3/2.0	1,372 (-12%)	7mo	$445,000	$324	58
2796 Summertrees Blvd	0.43mi	3/2.5	1,698 (+9%)	8mo	$500,000	$294	56
2715 August Rd	0.66mi	3/2.5	1,652 (+6%)	6mo	$560,000	$339	52
1162 Startrail Ln	0.56mi	4/2.5 (+1)	1,698 (+9%)	0mo	$513,000	$302	51
1158 Startrail Ln	0.56mi	3/2.0	1,382 (-11%)	7mo	$445,000	$322	49
1913 Brittlebush Ln	0.58mi	3/2.5	1,750 (+12%)	3mo	$595,000	$340	48

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $12,045
• Equity at exit: $37,276

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $77,465
• Equity at exit: $21,615

Cash invested: $70,000 (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 29455

• Rents YoY: 3.0%
• Active inventory: 568
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,935 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $829

Break-even live

Break-even rent $1,886

Max offer price $250,000

Occupancy floor 67%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2815 Summertrees Blvd Johns Island, SC	3.0	2.0	1400	$3,000	$2.14	19d	1	0.36mi
1892 Brittlebush Ln Johns Island, SC	3.0	2.5	1755	$3,100	$1.77	21d	1	0.66mi
1779 Brittlebush Ln Johns Island, SC	3.0	3.5	1790	$2,799	$1.56	23d	1	0.90mi
3014 Reva Ridge Dr Johns Island, SC	3.0	2.0	1513	$2,928	$1.94	3d	1	1.01mi
2936 Sugarberry Ln Johns Island, SC	3.0	3.5	1796	$2,650	$1.48	23d	1	1.07mi
2901 Maybry Dr Johns Island, SC	4.0	2.5	2178	$3,451	$1.58	14d	1	1.37mi
1776 Towne St Johns Island, SC	4.0	2.5	2141	$3,400	$1.59	10d	1	1.39mi
3021 Maybank Hwy Johns Island, SC	3.0	3.5	1443	$2,810	$1.95	3d	5	1.41mi
2029 Harlow Way Johns Island, SC	1.0–3.0	1.0–2.5	1262	$3,305	$2.62	3d	11	1.41mi
101 Tomshire Dr Johns Island, SC	2.0	2.0	1159	$1,825	$1.57	23d	1	1.44mi
2030 Wildts Battery Blvd Johns Island, SC	1.0–3.0	1.0–2.0	923	$2,444	$2.65	3d	10	1.50mi

Listing history 6 events

1. 2026-03-12
   status Pending
2. 2026-03-05
   price $250,000
3. 2025-04-15
   price $290,000
4. 2024-11-16
   status Active
5. 2024-11-13
   status Pending
6. 2024-07-23
   listed $300,000 Active

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$528/yr (+$44/mo · 58.9%)

ⓘ 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 5/10 Major
• 🌡 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: $35,226
• − Mortgage interest: −$14,004
• − Property taxes: −$897
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,818
• − Management: −$2,818
• − Depreciation: −$7,273
• Taxable income: $6,166
• Est. tax owed @ 24.0%: −$1,480
• After-tax cash flow: $8,469/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 — 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

• Census place: Charleston, SC
• County: Charleston County · 366,793 people
• City population: 200,573
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 27,576
• Household income: $121,372
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 304.0

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 (75%)
• Race & ethnicity: White 75% Black 11% Hispanic / Latino 8% Two or more races 6% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 3%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -223.02%
• Current HPI: 297.7408
• Rent YoY: ▲ 2.95%
• 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

-16.7% since first listed

6 events — show timeline

• 2026-03-12 Pending — Charleston Trident MLS
• 2026-03-05 Price Changed $250,000 Charleston Trident MLS
• 2025-04-15 Price Changed $290,000 Charleston Trident MLS
• 2024-11-16 Relisted — Charleston Trident MLS
• 2024-11-13 Pending — Charleston Trident MLS
• 2024-07-23 Listed $300,000 Charleston Trident MLS

Property tax history

-0.0%/yr

Latest (2022): $897 · -4.4% YoY. Source: county tax records.