1711 Jessamine Rd · Charleston, SC 29407

$295,000

3 bd · 2.0 ba · 2,145 sqft · SingleFamily public records · 2 Days on market

Built 1962 8,276 sqft lot

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime West Ashley location, just off Sam Rittenberg Highway and Ashley River Road. The property includes a 3-bedroom, 2-bath, Mid-Century Modern Home in need of full renovation on a . 19-acre parcel. Ideal opportunity for a fix-and-flip or a primary residence. Convenient access to shopping, dining, beaches and downtown.

Key facts

• Convenient access
• Full renovation
• 8,276 sq ft lot

Tags

• MID-CENTURY MODERN HOME
• FULL RENOVATION
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Single-family detached residence; One story; Ground level entry
• Construction: Asphalt roof; Fee simple ownership
• Exterior features: Partial fencing; Level lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Window unit(s) for cooling
• Interior features: Family room; Separate dining room; Fireplace in family room (one)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Cap rate 9.0% 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: Stono Park Elementary (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 399 students, 100% FRL); C. E. Williams Middle School For Creative And Scientific Art (math 25% / reading 38%, grade F, #124 of 229 statewide, top 55%, 1,172 students, 70% FRL); West Ashley High (math 52% / reading 84%, grade B, #70 of 196 statewide, top 36%, 1,935 students, 100% FRL) — zoned schools average 90% FRL vs 44% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 136 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• This rent runs 43% of the median local income ($85k/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 $2k of loan paydown is wiped out by about $9k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $295,000

Questions for the listing agent

1. Built in 1962 — 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 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?
4. 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?
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: 1.03% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $716,430
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1711 Jessamine Rd	0.00mi	3/2.0	2,145 (0%)	1mo	$325,000	$152	99
1513 Morgan Campbell Ct	0.27mi	4/3.0 (+1)	2,060 (-4%)	4mo	$599,000	$291	68
1514 Gardenia Rd	0.31mi	3/2.0	1,856 (-14%)	12mo	$633,000	$341	53
1729 Heritage Park Rd	0.59mi	4/2.5 (+1)	2,044 (-5%)	8mo	$695,000	$340	51
1416 Fairfield Ave	0.48mi	3/2.5	1,888 (-12%)	8mo	$630,000	$334	49
834 Prince John Dr	0.70mi	4/3.0 (+1)	2,189 (+2%)	13mo	$360,000	$164	44
1311 Marvin Ave	0.44mi	3/2.5	2,343 (+9%)	24mo	$797,900	$341	42
1602 Juniper St	0.61mi	4/3.5 (+1)	2,142 (-0%)	23mo	$392,850	$183	41
1260 Marvin Ave	0.75mi	3/3.0	1,893 (-12%)	7mo	$685,000	$362	35
1849 Hazelwood Dr	0.69mi	4/2.5 (+1)	2,222 (+4%)	24mo	$400,000	$180	35

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 · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-8,412
• Equity at exit: $43,985

10-year hold

• IRR: 6.1%
• Equity multiple: 1.44×
• Total profit: $36,193
• Equity at exit: $25,506

Cash invested: $82,600 (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 29407

• Rents YoY: 2.2%
• Active inventory: 136
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,026 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $660

Break-even live

Break-even rent $2,191

Max offer price $295,000

Occupancy floor 73%

Sensitivity live

Price	-10% $827	-5% $743	+0% $660	+5% $576	+10% $493
Rent	-10% $421	-5% $540	+0% $660	+5% $779	+10% $899
Rate	-1.0pp $808	-0.5pp $735	base $660	+0.5pp $583	+1.0pp $505

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1865 Jaywood Cir Charleston, SC	3.0	2.0	2078	$2,781	$1.34	25d	1	0.67mi
1258 Gilmore Rd Charleston, SC	3.0	2.0	1454	$3,100	$2.13	25d	1	0.74mi
1395 W Lenevar Dr Charleston, SC	3.0	2.0	1696	$2,700	$1.59	25d	1	0.85mi
1552 Evergreen St Unit B Charleston, SC	3.0	1.5	1535	$1,950	$1.27	22d	1	0.87mi
1709 Mulmar St Charleston, SC	4.0	2.0	1700	$3,030	$1.78	25d	1	0.92mi
1750 Raoul Wallenberg Blvd Charleston, SC	1.0–3.0	1.0–2.0	1163	$1,450	$1.25	16d	4	0.95mi
804 Browning Rd #2 Charleston, SC	4.0	3.0	1700	$4,000	$2.35	25d	1	1.17mi
413 Hoff Ave Charleston, SC	3.0	1.5	1596	$3,750	$2.35	22d	1	1.24mi
1790 Wilshire Dr Unit 1491019P Charleston, SC	4.0	2.0	2551	$8,490	$3.33	25d	1	1.30mi
78 Ashley Hall Plantation Rd Charleston, SC	1.0–3.0	1.0–2.5	1025	$2,007	$1.96	4d	13	1.41mi

Listing history 2 events

1. 2026-05-09
   status Pending
2. 2026-05-06
   listed $295,000 Active

ⓘ 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: $732 · $61/mo
• Projected year-2 tax: $1,682 · $140/mo
• Expected delta: +$949/yr (+$79/mo · 129.7%)

ⓘ 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 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: $36,312
• − Mortgage interest: −$16,525
• − Property taxes: −$732
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,905
• − Management: −$2,905
• − Depreciation: −$8,582
• Taxable income: $3,189
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $7,150/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): 36,706
• Household income: $85,367
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1988.0

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 (63%)
• Race & ethnicity: White 63% Black 26% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Tagalog/Filipino 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: ▼ -432.03%
• Current HPI: 399.0894
• Rent YoY: ▲ 2.18%
• 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

2 events — show timeline

• 2026-05-09 Pending — Charleston Trident MLS
• 2026-05-06 Listed $295,000 Charleston Trident MLS

Property tax history

+2.1%/yr

Latest (2022): $732 · -2.7% YoY. Source: county tax records.