6414 Fields Rd · Hollywood, SC 29449

$249,999

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 16 Days on market

Built 1973 0.39 ac lot Est $287k · 13% under

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Why this score? — see what drove the D+ 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 +14.9/30.0
• ARV discount +13.3/15.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special or Perfect Opportunity for a Homeowner Looking to Add Their Own Finishing Touches!Situated on a large, well-maintained corner lot, this spacious 3-bedroom, 2-bathroom home is approximately 80% remodeled and offers tremendous value and potential. Major improvements have already been completed, allowing the next owner to finish the project and build instant equity. The thoughtfully redesigned floor plan features an oversized owner's suite complete with a walk-in closet and a private ensuite bath featuring a separate soaking tub and shower. The open-concept kitchen boasts beautiful new 42-inch maple cabinets, a center island, and French doors that lead to a deck overlooking th

Key facts

• Walk-in closet
• Open-concept kitchen
• Corner lot

Tags

• CORNER LOT
• OVERSIZED OWNER'S SUITE
• WALK-IN CLOSET
• PRIVATE ENSUITE BATH
• SEPARATE SOAKING TUB
• OPEN-CONCEPT KITCHEN

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Septic tank; Charleston Water Service; Dominion Energy
• Home design: Single-family detached home; One story; Ground-level entry; Facing information not provided
• Construction: Architectural roof; Fee simple ownership; No other structures listed
• Exterior features: Lot between 0 and 0.5 acre

Interior

• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 bathrooms
• Interior features: Smooth ceilings; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $72 ($865/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (17.6% below list).
• Recommended offer: $206k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 1.0% in Hollywood — 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 60/100 on livability (#220 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B+; 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: Minnie Hughes Elementary (math 22% / reading 17%, grade F, #499 of 597 statewide, top 84%, 186 students, 100% FRL); Baptist Hill High (math 11% / reading 26%, grade F, #196 of 196 statewide, top 100%, 552 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 19% at this address vs 50% district-wide (-32 pts) — the specific schools serving this property underperform the Charleston 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 157 active listings in the ZIP; 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,889 (17.6% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $287,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6418 Barrun St	0.14mi	3/1.5	1,056 (-2%)	4mo	$285,000	$270	86
6273 Gritman Dr	0.25mi	2/2.0 (-1)	1,045 (-2%)	14mo	$291,900	$279	64
6241 Gritman Dr	0.29mi	2/2.0 (-1)	1,045 (-2%)	15mo	$290,900	$278	61
6214 Gritman Dr	0.24mi	3/2.0	1,181 (+10%)	9mo	$301,400	$255	61
6254 Gritman Dr	0.20mi	3/2.0	1,182 (+10%)	11mo	$304,400	$258	60
6225 Gritman Dr	0.21mi	3/2.0	1,182 (+10%)	12mo	$297,900	$252	59
6257 Gritman Dr	0.21mi	3/2.0	1,182 (+10%)	12mo	$317,900	$269	59
6250 Gritman Dr	0.21mi	3/2.0	1,182 (+10%)	13mo	$307,900	$260	59
6226 Gritman Dr	0.34mi	3/2.0	1,182 (+10%)	13mo	$297,400	$252	52
6233 Gritman Dr	0.33mi	3/2.0	1,182 (+10%)	14mo	$316,900	$268	52
6242 Gritman Dr	0.30mi	3/2.0	1,182 (+10%)	16mo	$296,900	$251	52
6245 Gritman Dr	0.32mi	3/2.0	1,182 (+10%)	16mo	$318,900	$270	51

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-35,993
• Equity at exit: $37,276

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-25,735
• 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 29449

• Home prices YoY: -20.6%
• Active inventory: 157
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,059 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$139 /mo · $1,671/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $72

Break-even live

Break-even rent $1,968

Max offer price $249,999

Occupancy floor 92%

Sensitivity live

Price	-10% $214	-5% $143	+0% $72	+5% $1	+10% $-69
Rent	-10% $-91	-5% $-9	+0% $72	+5% $153	+10% $235
Rate	-1.0pp $198	-0.5pp $136	base $72	+0.5pp $7	+1.0pp $-59

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: —

Listing history 11 events

1. 2026-06-18
   days on market $249,999 Active 16 DOM
2. 2026-06-17
   days on market $249,999 Active 15 DOM
3. 2026-06-16
   days on market $249,999 Active 14 DOM
4. 2026-06-15
   days on market $249,999 Active 13 DOM
5. 2026-06-10
   days on market $249,999 Active 8 DOM
6. 2026-06-09
   days on market $249,999 Active 7 DOM
7. 2026-06-08
   days on market $249,999 Active 6 DOM
8. 2026-06-07
   days on market $249,999 Active 5 DOM
9. 2026-06-05
   days on market $249,999 Active 2 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    listed $249,999 Active 1 DOM

ⓘ 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: $1,671 · $139/mo
• Projected year-2 tax: $1,671 · $139/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $24,707
• − Mortgage interest: −$14,004
• − Property taxes: −$1,671
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$7,273
• Taxable loss: −$3,444
• Est. tax savings @ 24.0%: +$826
• After-tax cash flow: $1,692/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 — Hollywood

• Score: 60/100
• State rank: #220
• US rank: #18513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hollywood, SC
• Population (ZIP): 7,761

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 White (53%)
• Race & ethnicity: White 53% Black 42% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 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: ▼ -83.94%
• Current HPI: 324.5737
• 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

1 event — show timeline

• 2026-06-02 Listed $249,999 Charleston Trident MLS

Property tax history

+30.1%/yr

Latest (2022): $1,671 · +1.0% YoY. Source: county tax records.