474 Muirfield Dr · Litchfield Beach, SC 29585

$615,000

3 bd · 2.0 ba · 2,549 sqft · SingleFamily public records · 22 Days on market

Built 1990 0.54 ac lot Est $724k · 15% under $320/mo HOA · 4% 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
• ARV discount +14.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A half-acre with views of the 2nd fairway. All brick. One owner. Custom-built. The kind of homesite and home that don't come up often in Heritage Plantation. Set behind a tree-lined drive on a 0.54-acre lot framed by mature live oaks, tall pines, and established landscaping, 474 Muirfield Drive offers space, privacy, and the warmth of a single-level ranch designed and lovingly maintained by its original owners. Inside, oak hardwood floors and crown molding run through the main living areas. The family room anchors the home with antique exposed beams, a brick wood-burning fireplace with a substantial hearth, and a full wall of built-in bookshelves. Two sets of French doors open out — o

Key facts

• Half acre
• Mature live oaks
• Custom built

Tags

• HALF ACRE
• CUSTOM BUILT
• MATURE LIVE OAKS
• TALL PINES
• ESTABLISHED LANDSCAPING
• OAK HARDWOOD FLOORS

Property features AI

Finance

• Financial info: For sale; Pets: owner only allowed
• HOA & community: Homeowners association with monthly fee; Association fee includes management, common areas, internet, pool(s), recreation facilities, and security; Association amenities include boat dock, boat ramp, clubhouse, gated access, owner-allowed golf carts, owner-allowed motorcycles, pet restrictions, security, and tennis courts; Community features include boat facilities, clubhouse, dock, golf access, gated community, recreation area, tennis courts, long-term rentals allowed, and pool

Exterior

• Parking: Attached two-car garage; Total of 4 parking spaces; Garage (attached)
• Security: Gated community; Security service
• Utilities: Public water; Sewer available; Electricity available; Cable available; Phone available; Underground utilities
• Home design: Single-story; Custom construction; Brick construction; Crawlspace foundation; Resale property
• Construction: Brick construction; Custom builder
• Exterior features: Deck; Front porch; Screened porch; Porch; Cul-de-sac lot; Near golf course; Irregular lot; Outside city limits; Has view; Outdoor community pool

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Pantry; Breakfast area
• Bedrooms: Primary bedroom on main level; Bedroom 1 on first level (13.2 x 12.0); Bedroom 2 on first level (11.10 x 14.7); Additional bedroom/other spaces on main level (15.0 x 18.1)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Bathtub; Separate shower; Ceiling fans; Fireplace; Main-level primary bedroom; Walk-in closets; Breakfast area; Entrance foyer; Vaulted ceilings; Beamed ceilings
• Laundry & utility: Washer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $615k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $615k).
• Recommended offer: $606k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 1.8% in Litchfield Beach — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 392 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $172k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($606k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $61k; list at $615k implies a 908% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $605,775 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $723,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
384 Muirfield Dr	0.08mi	3/2.0	2,650 (+4%)	8mo	$730,000	$275	83
23 Gleneagle Ln	0.20mi	3/2.5	2,565 (+1%)	6mo	$750,000	$292	82
973 Doral Dr	0.33mi	4/4.0 (+1)	2,564 (+1%)	3mo	$895,000	$349	69
1058 Doral Dr	0.42mi	3/3.5	2,634 (+3%)	1mo	$730,000	$277	68
373 Otter Run Rd	0.46mi	4/3.0 (+1)	2,553 (+0%)	2mo	$725,000	$284	68
117 Blackwood Trl	0.67mi	3/2.5	2,567 (+1%)	7mo	$540,000	$210	60
37 Heritage Plantation Winged Foot Ct	0.30mi	2/2.0 (-1)	2,174 (-15%)	2mo	$420,000	$193	55
182 Berwick Dr	0.44mi	3/3.5	2,756 (+8%)	6mo	$825,000	$299	54
144 Springfield Rd	0.73mi	3/2.0	2,610 (+2%)	10mo	$504,400	$193	54
1575 Heritage Dr	0.53mi	3/3.0	2,297 (-10%)	7mo	$850,000	$370	49
176 Portrush Loop	0.53mi	3/3.0	2,229 (-13%)	10mo	$667,000	$299	42
196 Weston Rd	0.61mi	4/3.0 (+1)	2,800 (+10%)	6mo	$430,000	$154	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $52,155
• Equity at exit: $91,698

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $240,694
• Equity at exit: $53,174

Cash invested: $172,200 (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 29585

• Home prices YoY: -29.0%
• Active inventory: 392
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $7,999 medium
• Mortgage (P&I): −$3,225
• Tax from tax record: −$133 /mo · $1,597/yr
• Insurance: −$256
• HOA: −$320
• Vacancy / Maint / Mgmt: −$1,680
• Net cashflow: $2,385

Break-even live

Break-even rent $4,980

Max offer price $615,000

Occupancy floor 65%

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: $153,750
• Closing costs: $18,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Morven Ln Pawleys Island, SC	3.0	2.5	3118	$7,999	$2.57	23d	1	1.31mi

HOA detail

• Monthly dues: $320 · $3,840/yr
• Likely covers: landscaping

Listing history 9 events

1. 2026-06-07
   statusdays on market $615,000 Pending 22 DOM
2. 2026-06-03
   days on market $615,000 Active Under Contract 20 DOM
3. 2026-06-02
   days on market $615,000 Active Under Contract 19 DOM
4. 2026-06-01
   days on market $615,000 Active Under Contract 18 DOM
5. 2026-05-31
   days on market $615,000 Active Under Contract 17 DOM
6. 2026-05-30
   days on market $615,000 Active Under Contract 16 DOM
7. 2026-05-16
   historical Active Under Contract
8. 2026-05-14
   listed $615,000 Active
9. 1989-05-01
   soldstatus $61,000

ⓘ 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: $1,597 · $133/mo
• Projected year-2 tax: $3,506 · $292/mo
• Expected delta: +$1,908/yr (+$159/mo · 119.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $95,988
• − Mortgage interest: −$34,450
• − Property taxes: −$1,597
• − Insurance: −$3,075
• − Repairs & maintenance: −$7,679
• − Management: −$7,679
• − HOA: −$3,840
• − Depreciation: −$17,891
• Taxable income: $19,777
• Est. tax owed @ 24.0%: −$4,747
• After-tax cash flow: $23,870/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Litchfield Beach

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 17,346

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.24%
• Current HPI: 211.3537
• Rent YoY: —
• Metro: —
• 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

+908.2% since first listed

3 events — show timeline

• 2026-05-16 Contingent — CCAR
• 2026-05-14 Listed $615,000 CCAR
• 1989-05-01 Sold (Public Records) $61,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,597 · +6.8% YoY. Source: county tax records.