304 Yacht Harbor Ct Unit Share A · Isle of Palms, SC 29451

$220,000

3 bd · 3.5 ba · 1,577 sqft · SingleFamily · 226 Days on market

Built 1986 $1053/mo HOA · 11% of rent ↓ 10% since listing

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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 +15.0/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy 13 weeks a year in beautiful Wild Dunes with marina views! This unique ownership opportunity gives you two consecutive weeks each season, up to 13 total weeks a year. Yacht Harbor is located just 1/2 mile from the IOP beach. Enjoy the screened porch that directly overlooks the marina, lush landscape and pool. This villa has been well maintained with numerous improvements including a new primary bath, paint, carpet, and well decorated finishes. 3 king suite bedrooms with full baths, large closets, plus a half bath downstairs. Take your golf cart down to the beach or to IOP marina for lunch. This is a true lock and leave opportunity with all expenses covered and managed in your quarterl

Key facts

• Golf cart access
• Marina views
• Screened porch

Tags

• MARINA VIEWS
• SCREENED PORCH
• LUSH LANDSCAPE
• GOLF CART ACCESS
• LOCK AND LEAVE OPPORTUNITY

Property features AI

Finance

• HOA & community: Quarterly association fee; Community amenities: pool, storage, walk/jog trails, golf membership available

Exterior

• Parking: 2-car carport; Off-street parking (total 2 spaces)
• Utilities: Public sewer; Dominion Energy for power; Isle of Palms water/sewer
• Home design: Residential fractional ownership; Two levels
• Exterior features: Architectural roof

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom on lower level with ceiling fan(s), outside access, and walk-in closet(s)
• Flooring: Carpet; Stone
• Bathrooms: 3.5 total bathrooms
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Cathedral/vaulted ceilings; Walk-in closets; Wet bar; Living/dining combo; Wood-burning fireplace in living room (one)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $4k ($54k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#217 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-; Watch: housing C-, amenities F, commute 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: Sullivan'S Island Elementary (math 88% / reading 81%, grade A+, #2 of 597 statewide, top 0%, 475 students, 9% FRL); Moultrie Middle (math 68% / reading 74%, grade A, #6 of 229 statewide, top 2%, 1,119 students, 22% FRL); Wando High (math 81% / reading 95%, grade A, #6 of 196 statewide, top 3%, 2,596 students, 19% FRL) — zoned schools average 17% FRL vs 44% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 81% at this address vs 50% district-wide (+31 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: 122 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $15k appreciation (6.8% local appreciation)).
• Charleston County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 4.32% ✓
• Cap rate: 33.16%
• Cash-on-cash: 95.97%
• DSCR: 5.27
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $1,166,980
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Yacht Harbor Ct Unit (Share 2)	0.02mi	3/3.5	1,577 (0%)	11mo	$205,000	$130	90
408 Yacht Harbor Ct Unit (Share 4)	0.04mi	3/3.5	1,577 (0%)	11mo	$200,000	$127	89
7 Lake Village Ln	0.67mi	3/2.0	1,560 (-1%)	5mo	$1,165,000	$747	57
14 Sandcrab Ct	0.68mi	3/2.0	1,536 (-3%)	18mo	$1,550,000	$1,009	43
3902 Hartnett Blvd	0.49mi	3/2.0	1,447 (-8%)	18mo	$1,127,500	$779	42
4 Lake Village Ln	0.68mi	3/2.0	1,651 (+5%)	17mo	$1,200,000	$727	40
18 Lake Village Ln	0.61mi	3/2.0	1,486 (-6%)	21mo	$1,100,000	$740	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 94.7%
• Equity multiple: 6.88×
• Total profit: $362,319
• Equity at exit: $150,163

10-year hold

• IRR: 92.0%
• Equity multiple: 14.65×
• Total profit: $841,071
• Equity at exit: $283,189

Cash invested: $61,600 (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 29451

• Home prices YoY: 2.0%
• Active inventory: 122
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $9,493 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,053
• Vacancy / Maint / Mgmt: −$1,994
• Net cashflow: $4,500

Break-even live

Break-even rent $3,797

Max offer price $220,000

Occupancy floor 48%

Sensitivity live

Price	-10% $4,652	-5% $4,576	+0% $4,500	+5% $4,424	+10% $4,348
Rent	-10% $3,750	-5% $4,125	+0% $4,500	+5% $4,875	+10% $5,250
Rate	-1.0pp $4,611	-0.5pp $4,556	base $4,500	+0.5pp $4,443	+1.0pp $4,385

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Yacht Harbor Ct Isle of Palms, SC	4.0	3.0	2238	$8,500	$3.80	16d	1	0.03mi
137 Sparrow Dr Isle of Palms, SC	4.0	2.5	2025	$7,000	$3.46	4d	1	0.60mi

HOA detail

• Monthly dues: $1,053 · $12,636/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-22
   days on market $220,000 Active 226 DOM
2. 2026-06-18
   days on market $220,000 Active 223 DOM
3. 2026-06-17
   days on market $220,000 Active 222 DOM
4. 2026-06-16
   days on market $220,000 Active 221 DOM
5. 2026-06-15
   days on market $220,000 Active 220 DOM
6. 2026-06-10
   days on market $220,000 Active 215 DOM
7. 2026-06-09
   days on market $220,000 Active 214 DOM
8. 2026-06-08
   days on market $220,000 Active 213 DOM
9. 2026-06-07
   days on market $220,000 Active 212 DOM
10. 2026-06-05
    days on market $220,000 Active 209 DOM
11. 2026-06-03
    days on market $220,000 Active 208 DOM
12. 2026-06-01
    days on market $220,000 Active 206 DOM
13. 2026-05-31
    days on market $220,000 Active 205 DOM
14. 2026-05-22
    price $220,000
15. 2026-05-03
    status Active
16. 2026-05-01
    historical
17. 2026-04-06
    price $225,000
18. 2026-03-09
    price $235,000
19. 2025-11-04
    listed $245,000 Active

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $113,920
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$6,218
• − Repairs & maintenance: −$9,114
• − Management: −$9,114
• − HOA: −$12,636
• − Depreciation: −$6,400
• Taxable income: $54,815
• Est. tax owed @ 24.0%: −$13,156
• After-tax cash flow: $40,842/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 — Isle of Palms

• Score: 61/100
• State rank: #217
• US rank: #18296

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Isle of Palms, SC
• County: Charleston County · 366,793 people
• City population: 4,362
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 4,362
• Household income: $156,979
• Rent vs Own: 6.5% rent · 93.5% own
• Severe rent burden: 20.0

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: Predominantly White (97%)
• Race & ethnicity: White 97% Asian 2%
• Common ancestry: Lithuanian 5% Slovak 4% Scotch-Irish 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 3% Other Asian/Pacific 3% Spanish 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: ▲ 6.84%
• Current HPI: 348.8655
• Rent YoY: —
• 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

-10.2% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $220,000 Charleston Trident MLS
• 2026-05-03 Relisted — Charleston Trident MLS
• 2026-05-01 Listing Removed — Charleston Trident MLS
• 2026-04-06 Price Changed $225,000 Charleston Trident MLS
• 2026-03-09 Price Changed $235,000 Charleston Trident MLS
• 2025-11-04 Listed $245,000 Charleston Trident MLS