7915 Cider Ct · North Charleston, SC 29420

$199,000

3 bd · 2.0 ba · 1,035 sqft · Townhouse public records · 31 Days on market

Built 1985 3,484 sqft lot Est $182k · 9% over

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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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.3/10.0
• ARV discount +3.3/15.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, location, location! Spacious end-unit brick townhome conveniently located just minutes from I-26, Ashley Phosphate, and the new Weber Blvd exit. This desirable corner-unit home offers added privacy with a fenced rear yard and wooded buffer on the right side. Enjoy outdoor living and extra storage with both a rear-yard shed and exterior storage closet. Brick exterior construction, low-maintenance living, and a prime location close to shopping, dining, and major commuter routes make this property a must-see! Use seller's preferred lender to buy this home and receive an incentive towards your closing costs or rate buydown. Book your showing today!

Key facts

• Wooded buffer
• Rear-yard shed
• Prime location

Tags

• FENCED REAR YARD
• WOODED BUFFER
• REAR-YARD SHED
• EXTERIOR STORAGE CLOSET
• BRICK EXTERIOR CONSTRUCTION
• PRIME LOCATION

Property features AI

Finance

• HOA & community: No association fee; Community park; Community trash service

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Charleston Water Service; Dominion Energy
• Home design: Single-family attached (townhouse); One story; Ground-level entry; Fee simple ownership
• Construction: Townhouse construction
• Exterior features: Asphalt roof; Shed(s); Located on a cul-de-sac; Lot under 0.5 acre

Interior

• Kitchen: Dishwasher; Electric range/oven; Refrigerator
• Bedrooms: 3 bedrooms (master bedroom on lower level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 total bathrooms (1 full, 1 half)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Blown ceiling insulation; Eat-in kitchen; Family room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/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 $196k (1.3% below list).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.0% in North 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 66/100 on livability (#122 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, crime F, amenities 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: Northwoods Middle (math 11% / reading 16%, grade F, #207 of 229 statewide, top 91%, 738 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 35% at this address vs 50% district-wide (-16 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 (+1.8%/yr); 129 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• This rent runs 32% of the median local income ($73k/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 31 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $199k implies a 149% 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 $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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?
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: 0.99% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $182,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2757 Oak Leaf Drive Dr	0.10mi	3/1.5	1,028 (-1%)	20mo	$175,000	$170	76
7911 Ebony Court Ct	0.10mi	3/1.5	1,014 (-2%)	18mo	$178,700	$176	75
7914 Dutch Ct	0.02mi	3/1.5	1,147 (+11%)	11mo	$185,000	$161	70
7910 Ebony Ct	0.07mi	3/1.0	988 (-4%)	20mo	$170,000	$172	68
8097 Shadow Oak Dr	0.62mi	2/2.5 (-1)	1,063 (+3%)	2mo	$174,000	$164	58
8156 Shadow Oak Dr	0.62mi	2/1.5 (-1)	998 (-4%)	1mo	$212,000	$212	57
7965 Shadow Oak Dr	0.72mi	2/1.5 (-1)	1,043 (+1%)	2mo	$197,000	$189	57
8059 Shadow Oak Dr	0.61mi	2/2.0 (-1)	1,092 (+6%)	1mo	$197,000	$180	57
2447 Woodstock Ave	0.56mi	2/1.5 (-1)	1,114 (+8%)	5mo	$190,000	$171	50
8056 Thelen St	0.61mi	2/1.5 (-1)	1,114 (+8%)	7mo	$192,500	$173	46
8100 Shadow Oak Dr	0.62mi	2/2.5 (-1)	1,063 (+3%)	18mo	$219,975	$207	45
8048 Shadow Oak Dr	0.65mi	2/2.0 (-1)	1,092 (+6%)	15mo	$225,000	$206	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 · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-23,304
• Equity at exit: $29,672

10-year hold

• IRR: -4.3%
• Equity multiple: 0.73×
• Total profit: $-14,910
• Equity at exit: $17,206

Cash invested: $55,720 (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 29420

• Home prices YoY: -14.6%
• Rents YoY: 1.8%
• Active inventory: 129
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $176

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 86%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7911 Angel Ct North Charleston, SC	3.0	1.5	988	$1,750	$1.77	23d	1	0.07mi
3058 Nantuckett Ave North Charleston, SC	3.0	2.0	1278	$1,995	$1.56	14d	1	0.55mi
2430 Woodstock Ave North Charleston, SC	2.0	1.5	1100	$1,350	$1.23	2d	1	0.56mi
2422 Woodstock Ave North Charleston, SC	2.0	1.5	1114	$1,600	$1.44	14d	1	0.57mi
8031 Hyannis Ct North Charleston, SC	4.0	3.0	1500	$2,150	$1.43	18d	1	0.58mi
3001 Cypress Lake Rd North Charleston, SC	1.0–3.0	1.0–2.5	1008	$2,600	$2.58	2d	26	0.61mi
8012 Thelen St North Charleston, SC	2.0	1.5	1133	$1,495	$1.32	14d	1	0.62mi
2245 Greenridge Rd North Charleston, SC	1.0–3.0	1.0–2.0	965	$1,771	$1.84	2d	19	0.66mi
3000 Cypress Lk Rd North Charleston, SC	1.0–3.0	1.0–2.0	1121	$2,343	$2.09	2d	29	0.75mi
7940 Shadow Oak Dr Charleston, SC	3.0	2.5	1287	$1,895	$1.47	14d	1	0.78mi
2225 Greenridge Rd North Charleston, SC	1.0–2.0	1.0–2.0	817	$1,579	$1.93	2d	14	0.82mi
8524 Brookforest Dr Charleston, SC	3.0	2.0	1244	$3,249	$2.61	23d	1	0.84mi
7927 Saint Ives Rd Charleston, SC	1.0–3.0	1.0–2.0	969	$1,731	$1.79	2d	26	0.89mi
7925 St Ives Rd North Charleston, SC	1.0–2.0	1.0–2.0	914	$1,689	$1.85	2d	10	0.89mi
8554 S Waccamaw Ct Charleston, SC	3.0	2.0	1028	$1,950	$1.90	23d	1	0.96mi
2615 Warm Ave North Charleston, SC	4.0	1.0	962	$2,000	$2.08	23d	1	0.97mi
8471 Yadkin Cir Unit M Charleston, SC	3.0	2.5	1432	$2,550	$1.78	23d	1	0.97mi
8483 Yadkin Cir Unit D Charleston, SC	3.0	2.0	1414	$1,800	$1.27	11d	1	0.98mi
3073 Brigham Ct North Charleston, SC	3.0	2.0	1252	$1,850	$1.48	21d	1	0.99mi
3311 Mountainbrook Ave North Charleston, SC	1.0–3.0	1.5	1204	$1,749	$1.45	2d	12	1.28mi
7782 Ginger Ln North Charleston, SC	3.0	1.0	1300	$3,680	$2.83	2d	1	1.28mi
7774 Ginger Ln North Charleston, SC	3.0	1.5	1093	$2,250	$2.06	21d	1	1.31mi
8755 Jenny Lind St Charleston, SC	1.0–3.0	1.0–2.0	940	$1,641	$1.75	18d	1	1.34mi
21 Sabina Ct Hanahan, SC	3.0	2.0	1400	$2,800	$2.00	14d	1	1.35mi
7677 Picardy Pl North Charleston, SC	3.0	1.5	1300	$2,500	$1.92	23d	1	1.36mi
3360 Ashley Phosphate Rd North Charleston, SC	2.0	1.5	1100	$1,395	$1.27	23d	1	1.39mi
7580 Plantation Rd North Charleston, SC	2.0	1.0–2.0	870	$2,251	$2.59	2d	38	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $199,000 Active 31 DOM
2. 2026-06-17
   days on market $199,000 Active 30 DOM
3. 2026-06-16
   days on market $199,000 Active 29 DOM
4. 2026-06-15
   days on market $199,000 Active 28 DOM
5. 2026-06-10
   days on market $199,000 Active 23 DOM
6. 2026-06-09
   days on market $199,000 Active 22 DOM
7. 2026-06-08
   days on market $199,000 Active 21 DOM
8. 2026-06-07
   days on market $199,000 Active 20 DOM
9. 2026-06-05
   days on market $199,000 Active 17 DOM
10. 2026-06-03
    days on market $199,000 Active 16 DOM
11. 2026-06-01
    days on market $199,000 Active 14 DOM
12. 2026-05-31
    days on market $199,000 Active 13 DOM
13. 2026-05-18
    listed $199,000 Active
14. 2015-06-03
    soldstatus $80,000
15. 2015-06-03
    soldstatus $80,000

ⓘ 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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $23,560
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$5,789
• Taxable loss: −$1,125
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $2,380/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 — North Charleston

• Score: 66/100
• State rank: #122
• US rank: #12222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Charleston, SC
• County: Dorchester County · 182,866 people
• City population: 108,266
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 23,959
• Household income: $72,661
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 738.0

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 0.66)
• Race & ethnicity: White 41% Black 39% Hispanic / Latino 11% Asian 5% Two or more races 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 10% Chinese 1% Other Asian/Pacific 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: ▼ -46.51%
• Current HPI: 271.2116
• Rent YoY: ▲ 1.83%
• 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

+148.8% since first listed

3 events — show timeline

• 2026-05-18 Listed $199,000 Charleston Trident MLS
• 2015-06-03 Sold (Public Records) $80,000 Public Records
• 2015-06-03 Sold (Public Records) $80,000 Public Records

Property tax history

-19.1%/yr

Latest (2022): $390 · -2.5% YoY. Source: county tax records.