9880 Berrywood Dr · Ladson, SC 29456

$187,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 39 Days on market

Built 1973 0.25 ac lot Est $215k · 13% under

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Why this score? — see what drove the C+ 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 +22.7/30.0
• ARV discount +13.3/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Schools +4.3/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention all Investor/Rehab/Renovation Buyers - This property is 1 of 30 being sold by the Seller and can be purchased individually or as a group. A fantastic opportunity for investors, owner-occupants, or anyone looking for a renovation project. PLEASE NOTE: Properties are being sold strictly as-is and Seller will make no modifications or repairs. If square footage is important, please measure. Seller has set a call for offers to ensure all interested parties have equal opportunity to preview the homes, so please send your highest and best offer when you submit. * * * DUE TO TROPICAL STORM DEBBY the NEW OFFER DEADLINE is SUNDAY, 8/18/2024 at 11:59PM. * * * Seller will not respond to

Key facts

• Offer deadline
• 0.25 acre lot
• Garage

Tags

• OFFER DEADLINE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $187k).
• Recommended offer: $181k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.9% in Ladson — 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 64/100 on livability (#155 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Ladson Elementary (math 27% / reading 23%, grade F, #447 of 597 statewide, top 76%, 851 students, 100% FRL); Deer Park Middle (math 10% / reading 22%, grade F, #196 of 229 statewide, top 87%, 328 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 32% at this address vs 50% district-wide (-18 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 (+3.6%/yr); 178 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/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 $6k 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 39 days — a 3% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $47k; list at $187k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $181,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $214,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4459 Farmwood St	0.27mi	3/1.0	1,048 (+4%)	2mo	$170,000	$162	79
4451 Donwood Dr	0.22mi	3/1.0	1,019 (+1%)	13mo	$195,000	$191	77
4439 Kindlewood Dr	0.39mi	3/1.5	1,008 (0%)	3mo	$240,000	$238	77
4470 Farmwood Ct	0.32mi	3/1.0	1,008 (0%)	10mo	$256,000	$254	77
9812 Berrywood Dr	0.24mi	3/1.0	1,024 (+2%)	15mo	$170,500	$167	74
4520 Garwood Dr	0.51mi	3/1.0	1,056 (+5%)	1mo	$260,000	$246	67
4503 Kindlewood Dr	0.54mi	3/1.5	1,047 (+4%)	2mo	$223,000	$213	64
4443 Farmwood St	0.22mi	3/1.0	1,138 (+13%)	15mo	$170,500	$150	56
9873 Levenshall Dr	0.42mi	3/2.0	1,118 (+11%)	6mo	$297,000	$266	54
4529 Outwood Dr	0.73mi	3/1.5	1,040 (+3%)	8mo	$194,500	$187	52
9732 Berrywood Dr	0.53mi	3/1.5	1,125 (+12%)	4mo	$260,000	$231	50
4491 Hardwood St	0.44mi	4/2.0 (+1)	1,154 (+14%)	4mo	$219,000	$190	43

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-8,429
• Equity at exit: $27,882

10-year hold

• IRR: 6.1%
• Equity multiple: 1.47×
• Total profit: $24,592
• Equity at exit: $16,168

Cash invested: $52,360 (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 29456

• Home prices YoY: -15.1%
• Rents YoY: 3.6%
• Active inventory: 178
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$981
• Tax est. 1.5%: −$234 /mo · $2,805/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $323

Break-even live

Break-even rent $1,636

Max offer price $187,000

Occupancy floor 79%

Sensitivity live

Price	-10% $452	-5% $387	+0% $323	+5% $258	+10% $194
Rent	-10% $161	-5% $242	+0% $323	+5% $404	+10% $484
Rate	-1.0pp $417	-0.5pp $370	base $323	+0.5pp $274	+1.0pp $225

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4429 Clovewood St Ladson, SC	4.0	1.5	1452	$2,056	$1.42	15d	1	0.11mi
333 Feldspar Ln Ladson, SC	3.0	2.0	1183	$2,100	$1.78	4d	1	0.27mi
4497 Nestwood St Ladson, SC	3.0	1.5	1400	$1,885	$1.35	24d	1	0.63mi
4508 Outwood Dr Ladson, SC	4.0	1.5	1307	$2,031	$1.55	4d	1	0.65mi
3009 Tree Canopy Dr Summerville, SC	3.0	1.0	1234	$1,450	$1.18	24d	1	0.74mi
136 Ponderosa Dr Ladson, SC	3.0	2.0	1400	$1,950	$1.39	15d	1	1.02mi
1316 Pinyon Pine Dr Ladson, SC	3.0	2.0	1450	$2,000	$1.38	24d	1	1.34mi
504 Savannah River Dr Summerville, SC	3.0	2.0	1400	$2,250	$1.61	11d	1	1.38mi
1109 Giddings Way Ladson, SC	1.0–3.0	1.0–2.0	1027	$2,354	$2.29	4d	34	1.45mi
328 Seneca River Dr Summerville, SC	3.0	2.0	1270	$2,000	$1.57	4d	1	1.49mi

Listing history 6 events

1. 2024-09-10
   status Pending
2. 2024-09-10
   status Active
3. 2024-08-24
   historical Active Under Contract
4. 2024-08-01
   listed $187,000 Active
5. 1989-05-24
   soldstatus $46,800
6. 1987-05-22
   soldstatus $43,500

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $24,533
• − Mortgage interest: −$10,475
• − Property taxes: −$2,805
• − Insurance: −$935
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$5,440
• Taxable income: $953
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $3,645/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 — Ladson

• Score: 64/100
• State rank: #155
• US rank: #14552

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C+ Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ladson, SC
• County: Dorchester County · 182,866 people
• City population: 41,214
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 41,214
• Household income: $78,361
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1384.0

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 0.67)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Spanish 10% Other Indo-European 3% Tagalog/Filipino 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: ▼ -55.17%
• Current HPI: 310.9027
• Rent YoY: ▲ 3.62%
• 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

+329.9% since first listed

6 events — show timeline

• 2024-09-10 Pending — Charleston Trident MLS
• 2024-09-10 Relisted — Charleston Trident MLS
• 2024-08-24 Contingent — Charleston Trident MLS
• 2024-08-01 Listed $187,000 Charleston Trident MLS
• 1989-05-24 Sold (Public Records) $46,800 Public Records
• 1987-05-22 Sold (Public Records) $43,500 Public Records

Property tax history

+4.7%/yr

Latest (2022): $171 · +0.0% YoY. Source: county tax records.