2023 Welsh Pony Dr · Mount Pleasant, SC 29429

$779,000

4 bd · 2.5 ba · 3,008 sqft · SingleFamily public records · 12 Days on market

Built 2016 6,969 sqft lot Est $881k · 12% under $75/mo HOA · 1% of rent

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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 +12.8/30.0
• ARV discount +12.7/15.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MASTER BEDROOM ON FIRST FLOOR!!Walk into this home & let the light catch the Beauty of the ''French Oak Caraway'' laminate hardwood floors throughout the 1st floor main living areas. Wide foyer leads you back to the open family room with fireplace, vaulted ceilings with screen porch & patio off it for grilling & entertaining. The kitchen you said you had to have in this home upgrade cabinets, upg. granite level 3 backsplash & stainless appliances to include gas range, convection microwave, & counter depth refrigerator. Upg custom paint throughout. Tile in all bathrooms, laundry room & carpet in bedrooms. Master bath suite 5 foot tile luxury shower with two shower heads, shelf, corner seat, tile floor and frameless shower door.This home is ready now. Price reflects current incentive being offered by Seller. Seller will also contribute up to $4000.00 toward closing costs with the use of Seller's preferred lender and recommended closing attorney.

Key facts

• Upgraded cabinetry
• Screened porch
• Cozy fireplace

Tags

• OPEN-CONCEPT FAMILY ROOM
• VAULTED CEILINGS
• COZY FIREPLACE
• SCREENED PORCH
• FULLY FENCED BACK YARD
• UPGRADED CABINETRY

Property features AI

Finance

• HOA & community: Homeowners association fee collected annually; Annual association fee: 900; Community amenities include park, pool, trash service, and walk/jog trails

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public sewer; Electric service via Berkeley Electric Co-Op; Gas service via Dominion Energy; Water service via Mt. Pleasant W/S Commission
• Home design: Single-family detached residence; Two levels; Ground-level entry
• Construction: Architectural roof; Fee simple ownership
• Exterior features: Rain gutters; Privacy wooden fence enclosing yard; Level, interior lot

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Refrigerator; Self-cleaning oven; Tankless water heater
• Bedrooms: 4 bedrooms; Primary bedroom on lower level with ceiling fan and walk-in closet
• Flooring: Carpet; Ceramic tile; Luxury vinyl
• Bathrooms: 3.5 bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Cathedral/vaulted and smooth ceilings with tray details and high ceilings; Kitchen island; Walk-in closets; Ceiling fans; Eat-in kitchen; Family room; Entrance foyer; Game room; Pantry; Separate dining room
• Laundry & utility: Laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $779k.

Deal economics

• At list price, monthly cash flow is $-78 ($-938/yr) — negative.
• To cash-flow at today's rent, offer at most $765k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $575k (26.2% below list).
• Recommended offer: $575k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 1.6% in Mount Pleasant — 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 71/100 on livability (#46 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living 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: Charles Pinckney Elementary (math 81% / reading 72%, grade A, #11 of 597 statewide, top 2%, 635 students, 14% FRL); Thomas C. Cario Middle (math 73% / reading 75%, grade A, #5 of 229 statewide, top 2%, 1,125 students, 15% FRL); Wando High (math 81% / reading 95%, grade A, #6 of 196 statewide, top 3%, 2,596 students, 19% FRL) — zoned schools average 16% FRL vs 44% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 80% at this address vs 50% district-wide (+29 pts) — the actual schools serving this property are materially stronger than the Charleston 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 94 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $5k of loan paydown is wiped out by about $23k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $429k; list at $779k implies a 82% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $574,518 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $881,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2040 Welsh Pony Dr	0.03mi	5/3.0 (+1)	2,799 (-7%)	6mo	$750,000	$268	74
1024 Banker Ct	0.04mi	5/3.0 (+1)	2,648 (-12%)	0mo	$775,000	$293	71
3849 Hanoverian Dr	0.29mi	4/2.5	2,711 (-10%)	2mo	$770,000	$284	68
1031 Banker Ct	0.07mi	5/3.0 (+1)	2,648 (-12%)	2mo	$727,000	$275	68
3870 Fifle St	0.44mi	4/3.5	3,073 (+2%)	6mo	$1,465,000	$477	67
1500 Riverlight Ln	0.53mi	4/4.0	3,058 (+2%)	8mo	$1,415,000	$463	60
1173 Triple Crown Ct	0.25mi	4/3.5	2,677 (-11%)	8mo	$780,500	$292	60
3509 War Admiral Ct	0.72mi	4/3.5	3,129 (+4%)	7mo	$1,800,000	$575	50
2037 Bullyard Sound Way	0.62mi	5/3.5 (+1)	3,305 (+10%)	1mo	$995,000	$301	44
3956 Treebranch Cir	0.64mi	5/3.5 (+1)	2,709 (-10%)	2mo	$675,000	$249	43
973 Bellas Lane Ln	0.65mi	4/3.5	3,400 (+13%)	6mo	$825,000	$243	39
1466 Gunnison St	0.52mi	5/5.0 (+1)	3,452 (+15%)	5mo	$1,500,000	$435	32

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-131,596
• Equity at exit: $116,151

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-122,565
• Equity at exit: $67,354

Cash invested: $218,120 (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 29429

• Home prices YoY: -2.9%
• Active inventory: 94
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $5,745 high
• Mortgage (P&I): −$4,085
• Tax from tax record: −$132 /mo · $1,586/yr
• Insurance: −$325
• HOA: −$75
• Vacancy / Maint / Mgmt: −$1,206
• Net cashflow: $-78

Break-even live

Break-even rent $5,844

Max offer price $765,188

Occupancy floor 96%

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: $194,750
• Closing costs: $23,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3633 Happyland Blvd Mt Pleasant, SC	4.0	2.5	2610	$5,550	$2.13	14d	1	0.96mi
3695 Spindrift Dr Mount Pleasant, SC	4.0	2.5	2244	$5,500	$2.45	10d	1	1.19mi
1581 Bourne Xing Mt Pleasant, SC	4.0	3.5	2580	$5,650	$2.19	23d	1	1.26mi
1589 Banning St Mount Pleasant, SC	4.0	3.5	3065	$6,500	$2.12	23d	1	1.30mi
1514 Old Rivers Gate Rd Mount Pleasant, SC	4.0	3.5	3056	$5,695	$1.86	23d	1	1.31mi
1514 Old Rivers Gate Rd Mount Pleasant, SC	4.0	3.5	3056	$5,695	$1.86	3d	1	1.31mi
3573 Crosstrees Ln Mount Pleasant, SC	4.0	4.0	3165	$5,595	$1.77	14d	1	1.43mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: gas

Listing history 9 events

1. 2026-06-18
   days on market $779,000 Active 12 DOM
2. 2026-06-17
   days on market $779,000 Active 11 DOM
3. 2026-06-16
   days on market $779,000 Active 10 DOM
4. 2026-06-15
   days on market $779,000 Active 9 DOM
5. 2026-06-10
   days on market $779,000 Active 4 DOM
6. 2026-06-09
   days on market $779,000 Active 3 DOM
7. 2026-06-08
   days on market $779,000 Active 2 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $779,000 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: $1,586 · $132/mo
• Projected year-2 tax: $4,440 · $370/mo
• Expected delta: +$2,855/yr (+$238/mo · 180.0%)

ⓘ 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 10/10 Extreme 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,942
• − Mortgage interest: −$43,636
• − Property taxes: −$1,586
• − Insurance: −$3,895
• − Repairs & maintenance: −$5,515
• − Management: −$5,515
• − HOA: −$900
• − Depreciation: −$22,662
• Taxable loss: −$14,767
• Est. tax savings @ 24.0%: +$3,544
• After-tax cash flow: $2,606/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 — Mount Pleasant

• Score: 71/100
• State rank: #46
• US rank: #6625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Pleasant, SC
• City population: 97,987
• Population (ZIP): 4,366

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 (63%)
• Race & ethnicity: White 63% Black 27% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 8% Italian 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -11.50%
• Current HPI: 384.8887
• 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

+71.7% since first listed

20 events — show timeline

• 2026-06-06 Listed $779,000 Charleston Trident MLS
• 2017-03-15 Sold (MLS) $429,000 Charleston Trident MLS
• 2017-01-25 Pending — Charleston Trident MLS
• 2016-12-01 Price Changed $429,000 Charleston Trident MLS
• 2016-11-12 Price Changed $425,000 Charleston Trident MLS
• 2016-11-07 Price Changed $427,000 Charleston Trident MLS
• 2016-10-21 Price Changed $425,000 Charleston Trident MLS
• 2016-10-18 Price Changed $427,000 Charleston Trident MLS
• 2016-10-16 Price Changed $425,000 Charleston Trident MLS
• 2016-09-24 Price Changed $427,000 Charleston Trident MLS
• 2016-08-16 Price Changed $429,000 Charleston Trident MLS
• 2016-08-06 Price Changed $439,900 Charleston Trident MLS
• 2016-08-03 Price Changed $439,000 Charleston Trident MLS
• 2016-06-25 Price Changed $443,000 Charleston Trident MLS
• 2016-05-25 Price Changed $449,000 Charleston Trident MLS
• 2016-05-25 Relisted — Charleston Trident MLS
• 2016-05-24 Listing Removed — Charleston Trident MLS
• 2016-05-24 Price Changed $460,958 Charleston Trident MLS
• 2016-05-23 Pending — Charleston Trident MLS
• 2016-05-14 Listed $453,615 Charleston Trident MLS

Property tax history

+39.5%/yr

Latest (2022): $1,586 · -8.9% YoY. Source: county tax records.