James Plan · Kiawah Island, SC 29455

$1

4 bd · 4.5 ba · 2,930 sqft · SingleFamily · 35 Days on market

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Built by Artisan Custom Homes, the James is the perfect house for Lowcountry hospitality. This home includes traditional elements with a modern spin. The dining room opens into the great room for an open-space and connected feel. The kitchen is the heart of the home and the kitchen in the James does not disappoint! The vaulted ceilings give the space a sense of volume while the accent beams create visual interest making this a kitchen you will love entertaining in. Both the kitchen and great room offer connectivity to the large screened in porch for indoor/ outdoor living. This plan has four bedrooms and four and a half baths so all your guest will be completely comfortable. Both the master

Key facts

• Screened in porch
• Open-space
• Accent beams

Tags

• SCREENED IN PORCH
• OPEN-SPACE
• VAULTED CEILINGS
• ACCENT BEAMS
• INDOOR OUTDOOR LIVING
• GATHERING SPACE

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Security:
• Utilities:
• Home design: New construction plan (James)
• Construction:
• Exterior features: Living area approximately 2,930

Interior

• Kitchen:
• Bedrooms: 4 bedrooms
• Flooring:
• Bathrooms: 4 full bathrooms and 1 half bathroom (4.5 total)
• Heating & cooling:
• Interior features: Open plan living areas (plan: James)
• Laundry & utility:

🏗️ New construction. The $1 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $1,810,740.

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-10k ($-122k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $1).
• Cap rate -0.4% vs local median 0.0% in Kiawah Island — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 64/100 on livability (#154 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment 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.
• Market conditions: Rents rising (+3.0%/yr); 568 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

• Local home prices are declining (-3.0%/yr); year-one equity from $13k of loan paydown is wiped out by about $54k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2716110.0% of price.

Recommended offer $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.17% ✗
• Cap rate: -0.43%
• Cash-on-cash: -24.00%
• DSCR: -0.07
• GRM: 50.2

CMA / ARV

• ARV (on-the-fly): $1,810,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3035 Eventide Dr	0.19mi	4/4.5	3,196 (+9%)	1mo	$2,475,000	$774	75
3015 Eventide	0.26mi	3/4.5 (-1)	3,052 (+4%)	2mo	$1,930,328	$632	74
2523 Helmsman Rd	0.16mi	4/3.5	2,647 (-10%)	1mo	$1,350,000	$510	72
3011 Eventide Dr	0.27mi	3/4.0 (-1)	3,052 (+4%)	3mo	$1,884,777	$618	71
6056 Honey Hole Hvn	0.48mi	4/4.5	3,082 (+5%)	4mo	$1,565,000	$508	66
4023 Chantey Crst	0.68mi	4/3.5	2,875 (-2%)	1mo	$1,688,000	$587	60
5015 Saltspray Ln	0.47mi	4/4.5	3,211 (+10%)	3mo	$2,359,000	$735	59
8072 Jack Island Dr	0.39mi	3/3.5 (-1)	2,631 (-10%)	3mo	$1,400,000	$532	53
4039 Chantey Crst	0.60mi	4/3.5	3,253 (+11%)	3mo	$1,749,500	$538	47
5005 Saltspray Ln	0.55mi	3/3.0 (-1)	2,638 (-10%)	3mo	$1,715,000	$650	44
9017 Stern Aly	0.74mi	3/3.5 (-1)	2,756 (-6%)	4mo	$1,515,000	$550	43
7059 Sounding Ln	0.69mi	3/3.5 (-1)	2,576 (-12%)	3mo	$1,750,000	$679	36

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: -69.3%
• Equity multiple: -0.85×
• Total profit: $-939,344
• Equity at exit: $269,987

10-year hold

• IRR: —
• Equity multiple: -2.25×
• Total profit: $-1,649,996
• Equity at exit: $156,560

Cash invested: $507,007 (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

Monthly cashflow live

• Estimated rent: $3,005 medium
• Mortgage (P&I): −$9,496
• Tax est. 1.5%: −$2,263 /mo · $27,161/yr
• Insurance: −$754
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $-10,140

Break-even live

Break-even rent $15,840

Max offer price $343,470

Occupancy floor —

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: $452,685
• Closing costs: $54,322
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $1 Active 35 DOM
2. 2026-06-17
   days on market $1 Active 34 DOM
3. 2026-06-16
   days on market $1 Active 33 DOM
4. 2026-06-15
   days on market $1 Active 32 DOM
5. 2026-06-10
   days on market $1 Active 27 DOM
6. 2026-06-09
   days on market $1 Active 26 DOM
7. 2026-06-08
   days on market $1 Active 25 DOM
8. 2026-06-07
   days on market $1 Active 24 DOM
9. 2026-06-05
   days on market $1 Active 21 DOM
10. 2026-06-03
    days on market $1 Active 20 DOM
11. 2026-06-01
    days on market $1 Active 18 DOM
12. 2026-05-31
    days on market $1 Active 17 DOM

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

Taxation est. · year 1

• Rental income: $36,055
• − Mortgage interest: −$101,430
• − Property taxes: −$27,161
• − Insurance: −$9,054
• − Repairs & maintenance: −$2,884
• − Management: −$2,884
• − Depreciation: −$52,676
• Taxable loss: −$160,034
• Est. tax savings @ 24.0%: +$38,408
• After-tax cash flow: $-83,272/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 — Kiawah Island

• Score: 64/100
• State rank: #154
• US rank: #14517

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

• County: Charleston County · 366,793 people
• 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