7711 Desmond Ave · North Charleston, SC 29418

$192,000

3 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 39 Days on market

Built 1970 10,018 sqft lot Est $255k · 25% 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention all Investor/Rehab/Renovation Buyers - This property is 1 of 30 being sold by the Seller and can be purchased individually or as a group. A fantastic opportunity for investors, owner-occupants, or anyone looking for a renovation project. PLEASE NOTE: Properties are being sold strictly as-is and Seller will make no modifications or repairs. If square footage is important, please measure. Seller has set a call for offers to ensure all interested parties have equal opportunity to preview the homes, so please send your highest and best offer when you submit. * * * DUE TO TROPICAL STORM DEBBY the NEW OFFER DEADLINE is SUNDAY, 8/18/2024 at 11:59PM. * * * Seller will not respond to

Key facts

• Offer deadline
• 0.23 acre lot
• Garage

Tags

• OFFER DEADLINE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $192k).
• Recommended offer: $186k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Hunley Park Elementary (math 27% / reading 27%, grade F, #421 of 597 statewide, top 73%, 410 students, 100% FRL); Jerry Zucker Middle School of Science (math 8% / reading 17%, grade F, #213 of 229 statewide, top 94%, 524 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 32% at this address vs 50% district-wide (-19 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 (+2.3%/yr); 96 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 38% of the median local income ($65k/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 39 days — a 3% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $50k; list at $192k implies a 288% 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 $186,240 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $254,944
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7708 Knollwood Dr	0.08mi	3/1.0	1,036 (+1%)	3mo	$265,000	$256	93
7702 Linsley Dr Dr	0.13mi	3/1.0	1,016 (-1%)	3mo	$255,150	$251	89
4852 Foxwood Dr	0.18mi	3/1.0	1,016 (-1%)	8mo	$250,000	$246	82
7645 Knollwood Dr	0.14mi	3/1.0	1,088 (+6%)	3mo	$270,000	$248	81
7643 Linsley Dr	0.19mi	3/1.0	1,016 (-1%)	14mo	$270,000	$266	78
7753 Linsley Dr	0.19mi	3/1.0	1,080 (+5%)	14mo	$250,000	$231	71
7731 Quest Dr	0.43mi	3/1.5	1,100 (+7%)	1mo	$277,500	$252	65
7660 Quest Dr	0.41mi	3/1.5	1,094 (+6%)	7mo	$270,000	$247	62
4984 Foxwood Dr	0.41mi	3/1.5	1,070 (+4%)	13mo	$298,000	$279	61
505 Laurel Ridge Rd	0.54mi	3/2.0	1,079 (+5%)	13mo	$255,000	$236	52
7744 Rosin Dr	0.65mi	3/2.0	1,106 (+8%)	2mo	$235,000	$212	52

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 · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-14,365
• Equity at exit: $28,628

10-year hold

• IRR: 1.4%
• Equity multiple: 1.09×
• Total profit: $4,983
• Equity at exit: $16,601

Cash invested: $53,760 (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 29418

• Home prices YoY: -18.1%
• Rents YoY: 2.3%
• Active inventory: 96
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,007
• Tax est. 1.5%: −$240 /mo · $2,880/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $286

Break-even live

Break-even rent $1,680

Max offer price $192,000

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7673 Barclay Ave Unit N North Charleston, SC	3.0	1.5	1222	$2,200	$1.80	23d	1	0.13mi
4790 Champion Way Unit D North Charleston, SC	2.0	2.0	1138	$1,980	$1.74	3d	1	0.19mi
4779 Skillmaster Ct North Charleston, SC	3.0	2.0	1408	$2,150	$1.53	23d	1	0.21mi
7744 Allwood Ave North Charleston, SC	3.0	2.0	1324	$2,250	$1.70	21d	1	0.23mi
7911 Windfern Ct North Charleston, SC	2.0	2.0	900	$1,700	$1.89	23d	1	0.29mi
7725 Ovaldale Dr North Charleston, SC	3.0	2.0	1400	$2,400	$1.71	23d	1	0.31mi
7955 Timbercreek Ln Apt H North Charleston, SC	3.0	2.0	1100	$2,250	$2.05	2d	1	0.33mi
4640 Forest Hills Dr North Charleston, SC	1.0–2.0	1.0–1.5	839	$1,526	$1.82	3d	19	0.40mi
7776 Wayfield Cir Unit A North Charleston, SC	2.0	1.5	1024	$1,600	$1.56	14d	1	0.48mi
7620 Valleyview Cir North Charleston, SC	2.0	2.5	962	$1,575	$1.64	23d	1	0.48mi
7840 Park Gate Dr North Charleston, SC	3.0	2.0	1254	$1,899	$1.51	14d	1	0.54mi
7900 Rocky Mount Rd North Charleston, SC	2.0	2.0	844	$2,069	$2.45	19d	1	0.54mi
7811 Park Gate Dr North Charleston, SC	3.0	2.5	1450	$2,100	$1.45	14d	1	0.56mi
1900 Waverly Place Ln North Charleston, SC	1.0–2.0	1.0–2.0	765	$1,495	$1.95	21d	1	0.71mi
1900 Waverly Place Ln North Charleston, SC	1.0–2.0	1.0–2.0	765	$1,475	$1.93	3d	10	0.71mi
4791 Apartment Blvd North Charleston, SC	2.0–3.0	1.5	1250	$1,400	$1.12	23d	1	1.45mi

Listing history 5 events

1. 2024-09-10
   status Pending
2. 2024-09-10
   status Active
3. 2024-08-24
   historical Active Under Contract
4. 2024-08-01
   listed $192,000 Active
5. 1989-05-24
   soldstatus $49,500

ⓘ 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 1/10 Low
• 🌡 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: $24,502
• − Mortgage interest: −$10,755
• − Property taxes: −$2,880
• − Insurance: −$960
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$5,585
• Taxable income: $401
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $3,338/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: Charleston County · 366,793 people
• City population: 108,266
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 26,052
• Household income: $64,583
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 647.0

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 0.65)
• Race & ethnicity: Black 48% White 32% Hispanic / Latino 16% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 83% English-only · Spanish 13% Vietnamese 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: ▼ -64.59%
• Current HPI: 293.0402
• Rent YoY: ▲ 2.26%
• 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

+287.9% since first listed

5 events — show timeline

• 2024-09-10 Pending — Charleston Trident MLS
• 2024-09-10 Relisted — Charleston Trident MLS
• 2024-08-24 Contingent — Charleston Trident MLS
• 2024-08-01 Listed $192,000 Charleston Trident MLS
• 1989-05-24 Sold (Public Records) $49,500 Public Records

Property tax history

-4.9%/yr

Latest (2022): $72 · +0.0% YoY. Source: county tax records.