2958 Marginal Rd · Charleston, SC 29414

$250,000

3 bd · 1.5 ba · 1,050 sqft · SingleFamily public records · 93 Days on market

Built 1965 0.29 ac lot Est $340k · 27% 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 0.29 acre lot
• Built 1965
• Listed 93 days

Property features AI

Exterior

• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Built on a slab foundation
• Exterior features: Partial brick exterior; Other exterior finish details; Paved road frontage; Public water

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: One full bath and one half bath
• Heating & cooling: Central heating; Central cooling
• Interior features: Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/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 $227k (9.1% below list).
• Recommended offer: $227k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: Charleston Progressive (math 32% / reading 27%, grade F, #399 of 597 statewide, top 69%, 213 students, 100% FRL); North Charleston High (math 27% / reading 57%, grade F, #174 of 196 statewide, top 90%, 768 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 36% at this address vs 50% district-wide (-15 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 (+3.2%/yr); 275 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 93 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $66k; list at $250k implies a 279% 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; 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 $227,223 (9.1% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $340,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2931 Bolton Rd	0.11mi	3/2.0	1,159 (+10%)	2mo	$375,000	$324	74

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 · 3.22% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-19,519
• Equity at exit: $37,276

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $11,121
• 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 29414

• Rents YoY: 3.2%
• Active inventory: 275
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,272 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $324

Break-even live

Break-even rent $1,863

Max offer price $250,000

Occupancy floor 81%

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Ivy Green Way Charleston, SC	2.0	1.0–2.0	919	$2,323	$2.53	2d	23	0.49mi
667 Ponderosa Dr Charleston, SC	3.0	2.0	1300	$2,350	$1.81	11d	1	0.62mi
1500 Parklawn Dr Charleston, SC	1.0–3.0	1.0–2.0	1061	$2,344	$2.21	3d	16	0.66mi
833 Hoss Rd Charleston, SC	3.0	1.5	1300	$2,231	$1.72	11d	1	1.07mi
1000 Bonieta Harrold Dr Charleston, SC	2.0–3.0	2.0	1216	$2,621	$2.15	3d	8	1.17mi
4101 Perrine St Charleston, SC	3.0	3.0	1296	$2,250	$1.74	3d	1	1.44mi
4105 Perrine St Charleston, SC	3.0	3.0	1422	$2,295	$1.61	3d	1	1.45mi
3301 Glenn McConnell Pkwy Charleston, SC	1.0–3.0	1.0–2.0	1113	$2,152	$1.93	2d	14	1.45mi
100 Lochaven Dr Charleston, SC	1.0–3.0	1.0–2.0	1049	$2,055	$1.96	2d	18	1.45mi
100 Lochaven Dr Charleston, SC	2.0	2.0	940	$1,585	$1.69	3d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $250,000 Active 93 DOM
2. 2026-06-17
   days on market $250,000 Active 92 DOM
3. 2026-06-16
   days on market $250,000 Active 91 DOM
4. 2026-06-15
   days on market $250,000 Active 90 DOM
5. 2026-06-10
   days on market $250,000 Active 85 DOM
6. 2026-06-09
   days on market $250,000 Active 84 DOM
7. 2026-06-08
   days on market $250,000 Active 83 DOM
8. 2026-06-07
   days on market $250,000 Active 82 DOM
9. 2026-06-05
   days on market $250,000 Active 79 DOM
10. 2026-06-03
    days on market $250,000 Active 78 DOM
11. 2026-06-01
    days on market $250,000 Active 76 DOM
12. 2026-05-31
    days on market $250,000 Active 75 DOM
13. 2026-03-17
    listed $250,000 Active
14. 2025-10-27
    listed $303,000 Active
15. 2024-11-24
    listed $303,000 Active
16. 2023-05-16
    historical Active - Contingent
17. 2023-05-15
    listed $250,000 Active
18. 1998-11-03
    soldstatus $65,900
19. 1974-12-11
    soldstatus $17,750

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$750/yr (+$62/mo · 111.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $27,267
• − Mortgage interest: −$14,004
• − Property taxes: −$675
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$7,273
• Taxable loss: −$298
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $3,955/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

• County: Charleston County · 366,793 people
• City population: 200,573
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 44,727
• Household income: $99,529
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1212.0

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 (73%)
• Race & ethnicity: White 73% Black 15% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -299.87%
• Current HPI: 320.1968
• Rent YoY: ▲ 3.22%
• 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

+1308.5% since first listed

7 events — show timeline

• 2026-03-17 Listed $250,000 Consolidated MLS
• 2025-10-27 Listed $303,000 Consolidated MLS
• 2024-11-24 Listed $303,000 Consolidated MLS
• 2023-05-16 Contingent — Consolidated MLS
• 2023-05-15 Listed $250,000 Consolidated MLS
• 1998-11-03 Sold (Public Records) $65,900 Public Records
• 1974-12-11 Sold (Public Records) $17,750 Public Records

Property tax history

+0.7%/yr

Latest (2022): $675 · -2.7% YoY. Source: county tax records.