17 Maverick St · Charleston, SC 29403

$1,130,000

4 bd · 2.0 ba · 2,314 sqft · MultiFamily public records · 61 Days on market

Built 1916 3,049 sqft lot Est $1129k · at est.

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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 +15.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Looking at all reasonable offers! 3 units, tenant occupied. Interior photos available upon request. Welcome to 17 Maverick st. This Charleston Single is awaiting renovations to restore its' original charm. Conveniently situated near Hampton Park and local restaurants. Minutes away from MUSC, College of Charleston and the Citadel. This home is rich with character, reflecting the enduring architectural heritage of the city while presenting a canvas for customization. Don't miss your opportunity to reimagine this historic property.

Key facts

• Historic property
• Near hampton park
• 3,049 sq ft lot

Tags

• NEAR HAMPTON PARK
• MINUTES AWAY FROM MUSC
• MINUTES AWAY FROM THE CITADEL
• HISTORIC PROPERTY

Property features AI

Finance

• HOA & community: Community amenities include bus line access, dog park, public park, and tennis courts

Exterior

• Parking: Off-street parking; Other parking features
• Utilities: Public sewer
• Home design: Single family detached residential; Two levels; Located on a lot under 0.5 acre
• Construction: Metal roof
• Exterior features: Stoop; Chain link and partial fencing; Metal roof; Other outbuildings/structures

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 7 bedrooms; Primary bedroom(s) on lower and upper levels; Primary bedroom with ceiling fan(s)
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 3 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blown ceilings; Smooth ceilings; Eat-in kitchen; Family room; In-law floorplan; Fireplace (other type)
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $1.13M.

Deal economics

• At list price, monthly cash flow is $458 ($5k/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 $911k (19.4% below list).
• Recommended offer: $911k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: James Simons Montessori (math 27% / reading 37%, grade F, #369 of 597 statewide, top 64%, 360 students, 100% FRL); Simmons Pinckney Middle (math 3% / reading 13%, grade F, #226 of 229 statewide, top 99%, 219 students, 100% FRL); Burke High (math 32% / reading 67%, grade D, #151 of 196 statewide, top 79%, 352 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 30% at this address vs 50% district-wide (-21 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 fast (+4.6%/yr); 151 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $8k of loan paydown is wiped out by about $34k 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 61 days — a 6% lower offer ($1.06M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $18k; list at $1.13M implies a 6178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $910,900 (19.4% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $1,129,232
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Peachtree St	0.64mi	4/2.0	2,320 (+0%)	8mo	$1,132,500	$488	63
45 Bogard St Unit A&B	0.69mi	4/2.0	2,414 (+4%)	13mo	$828,750	$343	49
314 Ashley Ave Unit A & B	0.45mi	4/4.0	2,652 (+15%)	8mo	$1,000,000	$377	40
203 Romney St	0.31mi	4/5.0	2,000 (-14%)	21mo	$1,000,000	$500	34

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 · 4.58% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-139,757
• Equity at exit: $168,487

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-23,925
• Equity at exit: $97,702

Cash invested: $316,400 (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 29403

• Rents YoY: 4.6%
• Active inventory: 151
• Price-to-rent: 31.0×

Monthly cashflow live

• Estimated rent: $9,109 high
• Mortgage (P&I): −$5,926
• Tax from tax record: −$275 /mo · $3,301/yr
• Insurance: −$471
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,913
• Net cashflow: $458

Break-even live

Break-even rent $8,529

Max offer price $1,130,000

Occupancy floor 90%

Sensitivity live

Price	-10% $1,098	-5% $778	+0% $458	+5% $138	+10% $-182
Rent	-10% $-262	-5% $98	+0% $458	+5% $818	+10% $1,178
Rate	-1.0pp $1,027	-0.5pp $745	base $458	+0.5pp $165	+1.0pp $-133

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$9,108
Total (3 units)			$9,109

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: $282,500
• Closing costs: $33,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Romney St Charleston, SC	3.0	2.5	2038	$3,695	$1.81	25d	1	0.43mi
1 Piedmont Ave Charleston, SC	3.0	3.0	1810	$6,500	$3.59	25d	1	0.47mi
35 Cypress St Charleston, SC	4.0	3.5	2064	$5,900	$2.86	25d	1	0.56mi
931 Ashley Ave Charleston, SC	3.0	3.0	1794	$4,049	$2.26	5d	1	0.61mi
94 Bogard St Charleston, SC	3.0	3.5	2772	$5,999	$2.16	25d	1	0.67mi
1195 King St Charleston, SC	3.0	2.0	1700	$3,700	$2.18	23d	1	0.70mi
61 Reid St Unit C Charleston, SC	4.0	2.5	1654	$6,000	$3.63	23d	1	0.99mi
49 America St Charleston, SC	4.0	2.0	2180	$6,000	$2.75	23d	1	1.03mi
655 E Bay St Charleston, SC	3.0	1.0–2.0	1353	$5,004	$3.70	5d	5	1.08mi
118 Rutledge Ave Charleston, SC	3.0	3.5	2800	$7,000	$2.50	5d	1	1.32mi
13 Elizabeth St Apt B Charleston, SC	3.0	1.5	1600	$4,800	$3.00	12d	1	1.36mi
75 Smith St Charleston, SC	4.0	3.5	1836	$11,000	$5.99	5d	1	1.38mi
65 Alexander St Charleston, SC	3.0	2.0	1860	$6,400	$3.44	16d	1	1.45mi

Listing history 20 events

1. 2026-06-22
   days on market $1,130,000 Active 61 DOM
2. 2026-06-18
   days on market $1,130,000 Active 58 DOM
3. 2026-06-17
   days on market $1,130,000 Active 57 DOM
4. 2026-06-16
   days on market $1,130,000 Active 56 DOM
5. 2026-06-15
   days on market $1,130,000 Active 55 DOM
6. 2026-06-10
   days on market $1,130,000 Active 50 DOM
7. 2026-06-09
   days on market $1,130,000 Active 49 DOM
8. 2026-06-08
   days on market $1,130,000 Active 48 DOM
9. 2026-06-07
   days on market $1,130,000 Active 47 DOM
10. 2026-06-05
    days on market $1,130,000 Active 44 DOM
11. 2026-06-03
    days on market $1,130,000 Active 43 DOM
12. 2026-06-01
    days on market $1,130,000 Active 41 DOM
13. 2026-05-31
    days on market $1,130,000 Active 40 DOM
14. 2026-04-21
    listed $1,130,000 Active

    Show marketing remark (534 chars)

    Looking at all reasonable offers! 3 units, tenant occupied. Interior photos available upon request. Welcome to 17 Maverick st. This Charleston Single is awaiting renovations to restore its' original charm. Conveniently situated near Hampton Park and local restaurants. Minutes away from MUSC, College of Charleston and the Citadel. This home is rich with character, reflecting the enduring architectural heritage of the city while presenting a canvas for customization. Don't miss your opportunity to reimagine this historic property.

15. 2026-04-21
    listed $1,130,000 Active 534-char remark

    Show marketing remark (534 chars)

    Looking at all reasonable offers! 3 units, tenant occupied. Interior photos available upon request. Welcome to 17 Maverick st. This Charleston Single is awaiting renovations to restore its' original charm. Conveniently situated near Hampton Park and local restaurants. Minutes away from MUSC, College of Charleston and the Citadel. This home is rich with character, reflecting the enduring architectural heritage of the city while presenting a canvas for customization. Don't miss your opportunity to reimagine this historic property.

16. 2026-03-01
    price $1,130,000
17. 2026-01-23
    price $1,240,000
18. 2026-01-17
    price $1,430,500
19. 2026-01-05
    listed $1,500,000 Active
20. 1993-07-15
    soldstatus $18,000

ⓘ 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: $3,301 · $275/mo
• Projected year-2 tax: $6,441 · $537/mo
• Expected delta: +$3,140/yr (+$262/mo · 95.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 92% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $109,308
• − Mortgage interest: −$63,298
• − Property taxes: −$3,301
• − Insurance: −$6,448
• − Repairs & maintenance: −$8,745
• − Management: −$8,745
• − Depreciation: −$32,873
• Taxable loss: −$14,100
• Est. tax savings @ 24.0%: +$3,384
• After-tax cash flow: $8,879/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

• Census place: Charleston, SC
• County: Charleston County · 366,793 people
• City population: 200,573
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 22,533
• Household income: $66,944
• Rent vs Own: 67.1% rent · 32.9% own
• Severe rent burden: 2319.0

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: Majority White (58%)
• Race & ethnicity: White 58% Black 34% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Slovak 2% Italian 2% Romanian 1%
• Foreign-born: 3% · Canada, Dominican Republic, China
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -471.75%
• Current HPI: 585.4871
• Rent YoY: ▲ 4.58%
• 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

+6177.8% since first listed

7 events — show timeline

• 2026-04-21 Listed $1,130,000 Charleston Trident MLS
• 2026-04-21 Listed $1,130,000 Charleston Trident MLS
• 2026-03-01 Price Changed $1,130,000 Charleston Trident MLS
• 2026-01-23 Price Changed $1,240,000 Charleston Trident MLS
• 2026-01-17 Price Changed $1,430,500 Charleston Trident MLS
• 2026-01-05 Listed $1,500,000 Charleston Trident MLS
• 1993-07-15 Sold (Public Records) $18,000 Public Records

Property tax history

+3.6%/yr

Latest (2022): $3,301 · +1.2% YoY. Source: county tax records.