145 Warwick 506; Share 7 South Dunes Dr · Litchfield Beach, SC 29585

$105,000

3 bd · 3.0 ba · 1,640 sqft · Condo · 3 Days on market

Built 1995 Good condition $333/mo HOA · 14% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, direct, oceanfront interval. Nicely appointed and owners have 4 weeks a year. You will not get a more direct oceanview in LBTS.

Key facts

• Fully furnished
• Breakfast bar
• Custom tiled shower

Tags

• UNOBSTRUCTED OCEAN VIEWS
• FULLY FURNISHED
• STAINLESS STEEL APPLIANCES
• SOLID SURFACE COUNTERTOPS
• BREAKFAST BAR
• CUSTOM TILED SHOWER

Property features AI

Finance

• Financial info: Offered for sale
• HOA & community: Homeowners association with a monthly fee; Association amenities include beach rights, clubhouse, gated access, private membership, security, tennis courts, trash service, cable TV, maintenance of grounds; Association fee covers management, common areas, insurance, internet, legal/accounting, grounds maintenance, pool(s), recreation facilities, sewer, security, trash, and water

Exterior

• Parking: Covered parking
• Security: Gated community; Security service; Smoke detectors
• Utilities: Electricity available; Public water; Sewer available; High-speed internet available; Trash collection
• Home design: Planned Unit Development (PUD); Raised foundation; Resale property
• Exterior features: Balcony; Storage; Outdoor community pool; Located in a flood zone; Waterfront property; Outside city limits; Gated community

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stainless steel appliances; Solid surface counters; Breakfast bar
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Dual sinks; Separate shower; Window treatments; Breakfast bar; High-speed internet; Stainless steel appliances; Solid surface counters; Furnished
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 15.2% vs local median 1.8% in Litchfield Beach — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waccamaw Elementary (math 67% / reading 62%, grade B, #56 of 597 statewide, top 10%, 519 students, 100% FRL); Waccamaw Intermediate (math 53% / reading 56%, grade B-, #24 of 229 statewide, top 11%, 420 students, 43% FRL); Waccamaw High (math 42% / reading 93%, grade B, #72 of 196 statewide, top 36%, 858 students, 35% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 62% at this address vs 32% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Georgetown 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 398 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 25 sale attempts since 14y 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 $80k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $105,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.21% ✓
• Cap rate: 15.19%
• Cash-on-cash: 31.78%
• DSCR: 2.41
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $5,914
• Equity at exit: $15,656

10-year hold

• IRR: 14.9%
• Equity multiple: 2.23×
• Total profit: $36,067
• Equity at exit: $9,078

Cash invested: $29,400 (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 29585

• Home prices YoY: -29.0%
• Active inventory: 398
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,326 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$333
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $352

Break-even live

Break-even rent $1,880

Max offer price $105,000

Occupancy floor 80%

Sensitivity live

Price	-10% $425	-5% $388	+0% $352	+5% $316	+10% $280
Rent	-10% $168	-5% $260	+0% $352	+5% $444	+10% $536
Rate	-1.0pp $405	-0.5pp $379	base $352	+0.5pp $325	+1.0pp $297

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Ashcraft Cir Pawleys Island, SC	2.0–3.0	2.0	1074	$2,167	$2.02	15d	10	0.69mi
84 Racquet Club Dr Unit WVC 14 Pawleys Island, SC	3.0	2.0	1471	$2,700	$1.84	25d	1	0.90mi
344 Lumbee Cir Pawleys Island, SC	3.0	3.0	1800	$2,300	$1.28	25d	1	0.92mi
105 Weatherboard Ct Pawleys Island, SC	3.0	3.0	1480	$2,500	$1.69	25d	1	1.18mi
736 Algonquin Dr Unit Pawleys Pavilion 736H Pawleys Island, SC	3.0	2.0	1250	$1,700	$1.36	25d	1	1.44mi

HOA detail condo

• Monthly dues: $333 · $3,996/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-14
   statusdays on market $105,000 Pending 3 DOM
2. 2026-06-10
   remarks 687-char remark
3. 2026-06-10
   listed $105,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,908
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$5,644
• − Repairs & maintenance: −$2,233
• − Management: −$2,233
• − HOA: −$3,996
• − Depreciation: −$3,055
• Taxable income: $3,292
• Est. tax owed @ 24.0%: −$790
• After-tax cash flow: $3,435/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This oceanfront condo is in excellent condition with a good condition score of 80. It is move-in ready with minimal repairs and maintenance needed.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Reorganizing furniture for better flow — Improves functionality and aesthetics
• Both Updating window treatments — Enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Reorganizing furniture for better flow — Improves functionality and aesthetics ↑
• Both Updating window treatments — Enhances curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Litchfield Beach

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Litchfield Beach, SC
• Population (ZIP): 17,346

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.24%
• Current HPI: 211.3537
• 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

+32.1% since first listed

57 events — show timeline

• 2026-06-09 Listed $105,000 CCAR
• 2023-08-09 Sold (MLS) $79,500 CCAR
• 2023-06-17 Contingent — CCAR
• 2023-06-14 Listed $79,500 CCAR
• 2023-02-24 Sold (MLS) $70,000 CCAR
• 2023-02-13 Contingent — CCAR
• 2023-02-01 Listed $70,000 CCAR
• 2022-03-21 Sold (MLS) $92,000 CCAR
• 2022-02-22 Contingent — CCAR
• 2021-12-02 Sold (MLS) $55,000 CCAR
• 2021-11-08 Listed $92,000 CCAR
• 2021-05-17 Contingent — CCAR
• 2021-05-10 Sold (MLS) $56,500 CCAR
• 2021-04-13 Contingent — CCAR
• 2021-04-05 Relisted — CCAR
• 2021-04-03 Listing Removed — CCAR
• 2021-04-02 Relisted — CCAR
• 2021-04-02 Listing Removed — CCAR
• 2021-01-09 Relisted — CCAR
• 2021-01-08 Listing Removed — CCAR
• 2021-01-08 Relisted — CCAR
• 2021-01-08 Listing Removed — CCAR
• 2020-09-11 Relisted — CCAR
• 2020-09-10 Listing Removed — CCAR
• 2020-08-12 Listing Removed — CCAR
• 2020-08-07 Sold (MLS) $57,500 CCAR
• 2020-07-15 Contingent — CCAR
• 2020-07-14 Listing Removed — CCAR
• 2020-01-06 Listing Removed — CCAR
• 2019-12-23 Listed $49,500 CCAR
• 2019-11-18 Listed $59,000 CCAR
• 2019-11-18 Listed $59,000 CCAR
• 2019-11-18 Listed $59,000 CCAR
• 2019-11-12 Listing Removed — CCAR
• 2019-11-12 Listing Removed — CCAR
• 2019-11-12 Listing Removed — CCAR
• 2018-12-04 Listed $59,000 CCAR
• 2018-12-04 Listed $59,000 CCAR
• 2018-12-04 Listed $59,000 CCAR
• 2018-08-30 Listing Removed — CCAR
• 2018-01-26 Listed $220,000 CCAR
• 2017-04-22 Listing Removed — CCAR
• 2017-04-22 Listing Removed — CCAR
• 2015-02-12 Sold (MLS) $64,000 CCAR
• 2015-01-15 Sold (MLS) $62,500 CCAR
• 2014-11-24 Listing Removed — CCAR
• 2014-08-01 Sold (MLS) $60,000 CCAR
• 2014-04-02 Listed $64,500 CCAR
• 2014-02-11 Listing Removed — CCAR
• 2014-02-11 Listed $69,000 CCAR
• 2014-02-11 Listed $69,000 CCAR
• 2013-10-29 Listed $64,500 CCAR
• 2013-09-01 Listing Removed — CCAR
• 2012-09-01 Listed $85,000 CCAR
• 2012-07-23 Listed $63,500 CCAR
• 2012-07-23 Listed $85,000 CCAR
• 2012-06-01 Listed $79,500 CCAR