36 Katie Parker Dr · Fripp Island, SC 29920

$265,000

5 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 77 Days on market

Built 1964 3.00 ac lot $154/sqft · 30% below area Est $380k · 30% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.5/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on 3 breathtaking acres in highly sought-after St. Helena Island, this property offers endless possibilities to create your dream coastal retreat. Surrounded by the natural beauty and serenity the Lowcountry is known for, this expansive homesite provides the perfect backdrop for a custom estate, or investment opportunity. The existing home is not currently habitable, making this an ideal chance to build new and maximize the value. Enjoy privacy, majestic views, and the peaceful charm of island living, all while being just a short drive to Beaufort, Hunting Island, and local marinas. Opportunities like this on St. Helena Island are few and far between. Enter at own risk, seller and listing brokerage are assume no liability.

Key facts

• Majestic views
• Waterfront property
• Custom estate

Tags

• WATERFRONT PROPERTY
• 3 ACRES
• CUSTOM ESTATE
• INVESTMENT OPPORTUNITY
• MAJESTIC VIEWS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $249k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 0.7% in Fripp Island — 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.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 324 active listings in the ZIP; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $74k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.15% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.26%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

• ARV (median comp): $379,569
• List price: $265,000
• Delta: -30.18%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $5,258
• Equity at exit: $39,512

10-year hold

• IRR: 11.4%
• Equity multiple: 1.90×
• Total profit: $66,460
• Equity at exit: $22,912

Cash invested: $74,200 (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 29920

• Home prices YoY: -14.5%
• Active inventory: 324
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,047 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $758

Break-even live

Break-even rent $2,087

Max offer price $265,000

Occupancy floor 70%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $265,000 Active 77 DOM
2. 2026-06-17
   days on market $265,000 Active 76 DOM
3. 2026-06-16
   days on market $265,000 Active 75 DOM
4. 2026-06-15
   days on market $265,000 Active 74 DOM
5. 2026-06-14
   days on market $265,000 Active 72 DOM
6. 2026-06-13
   days on market $265,000 Active 71 DOM
7. 2026-06-10
   days on market $265,000 Active 69 DOM
8. 2026-06-09
   days on market $265,000 Active 68 DOM
9. 2026-06-08
   days on market $265,000 Active 67 DOM
10. 2026-06-07
    days on market $265,000 Active 66 DOM
11. 2026-06-05
    days on market $265,000 Active 63 DOM
12. 2026-06-03
    days on market $265,000 Active 62 DOM
13. 2026-06-02
    days on market $265,000 Active 61 DOM
14. 2026-06-01
    days on market $265,000 Active 60 DOM
15. 2026-05-31
    days on market $265,000 Active 59 DOM
16. 2026-04-02
    listed $270,000 Active 741-char remark

    Show marketing remark (741 chars)

    Nestled on 3 breathtaking acres in highly sought-after St. Helena Island, this property offers endless possibilities to create your dream coastal retreat. Surrounded by the natural beauty and serenity the Lowcountry is known for, this expansive homesite provides the perfect backdrop for a custom estate, or investment opportunity. The existing home is not currently habitable, making this an ideal chance to build new and maximize the value. Enjoy privacy, majestic views, and the peaceful charm of island living, all while being just a short drive to Beaufort, Hunting Island, and local marinas. Opportunities like this on St. Helena Island are few and far between. Enter at own risk, seller and listing brokerage are assume no liability.

ⓘ 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: $1,788 · $149/mo
• Projected year-2 tax: $1,788 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,560
• − Mortgage interest: −$14,844
• − Property taxes: −$1,788
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,925
• − Management: −$2,925
• − Depreciation: −$7,709
• Taxable income: $5,045
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $7,883/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: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 of 80 in SC

Livability — Fripp Island

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

Census & demographics

• Population (ZIP): 9,918

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 48% White 41% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.29%
• Current HPI: 284.2064
• 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

1 event — show timeline

• 2026-04-02 Listed $270,000 Charleston Trident MLS

Property tax history

+12.0%/yr

Latest (2025): $1,788 · +1.5% YoY. Source: county tax records.