2819 Shadow Ln · North Charleston, SC 29406

$213,000

4 bd · 2.0 ba · 1,451 sqft · SingleFamily public records · 39 Days on market

Built 1980 0.35 ac lot Est $338k · 37% 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• 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

• 0.35 acre lot
• Built 1980
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $213k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $213k).
• Recommended offer: $207k (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: A. C. Corcoran Elementary (math 21% / reading 16%, grade F, #506 of 597 statewide, top 85%, 767 students, 100% FRL); Northwoods Middle (math 11% / reading 16%, grade F, #207 of 229 statewide, top 91%, 738 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 29% at this address vs 50% district-wide (-21 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 (+1.4%/yr); 174 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).
• At $2,270/mo this rent would consume 55% of the median local household income ($50k/yr) (locally 2054% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 ($207k) 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 $68k; list at $213k implies a 216% 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 $206,610 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $338,083
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2919 Fernwood Dr	0.25mi	3/2.0 (-1)	1,453 (+0%)	1mo	$290,000	$200	82
2779 Shadow Ln	0.12mi	3/2.0 (-1)	1,359 (-6%)	5mo	$300,000	$221	75
8899 Salamander Rd	0.43mi	3/2.5 (-1)	1,401 (-3%)	2mo	$340,000	$243	66
8867 Salamander Rd Unit 22	0.52mi	3/2.5 (-1)	1,485 (+2%)	1mo	$327,500	$221	64
8867 Salamander Rd Unit 21	0.52mi	3/2.5 (-1)	1,485 (+2%)	2mo	$340,990	$230	63
8867 Salamander Rd #69	0.48mi	3/2.5 (-1)	1,485 (+2%)	6mo	$350,490	$236	62
8867 Salamander Rd #48	0.52mi	3/2.5 (-1)	1,485 (+2%)	4mo	$345,490	$233	61
8867 Salamander Rd #8	0.52mi	3/2.5 (-1)	1,485 (+2%)	5mo	$331,990	$224	61
2916 Salamander Creek Ln	0.32mi	3/2.0 (-1)	1,310 (-10%)	6mo	$330,000	$252	59
2626 Spivey Ct	0.37mi	3/2.0 (-1)	1,263 (-13%)	2mo	$330,000	$261	54
8865 Shovelnose Ct	0.48mi	3/2.0 (-1)	1,281 (-12%)	3mo	$377,000	$294	51
8737 Red Oak Dr	0.65mi	3/2.5 (-1)	1,357 (-6%)	2mo	$290,000	$214	50

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 · 1.37% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-17,663
• Equity at exit: $31,759

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,418
• Equity at exit: $18,416

Cash invested: $59,640 (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 29406

• Home prices YoY: -6.7%
• Rents YoY: 1.4%
• Active inventory: 174
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,270 high
• Mortgage (P&I): −$1,117
• Tax est. 1.5%: −$266 /mo · $3,195/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $322

Break-even live

Break-even rent $1,863

Max offer price $213,000

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: $53,250
• Closing costs: $6,390
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2934 Salamander Creek Ln Charleston, SC	3.0	3.0	1815	$2,250	$1.24	21d	1	0.38mi
2510 Atlantic Palms Ln Charleston, SC	1.0–3.0	1.0–2.0	1006	$2,251	$2.24	3d	20	0.63mi
9345 Blue House Rd Ladson, SC	3.0	2.0	1471	$2,215	$1.51	3d	1	0.69mi
9345 Blue House Rd Ladson, SC	3.0	2.0	1471	$2,285	$1.55	19d	1	0.69mi
2418 Stadium Dr Charleston, SC	4.0	2.5	1698	$2,431	$1.43	21d	1	0.70mi
9255 Blue House Rd Ladson, SC	3.0	1.0–2.0	864	$2,225	$2.57	3d	15	0.73mi
8755 Jenny Lind St Charleston, SC	1.0–3.0	1.0–2.0	940	$1,641	$1.75	19d	1	0.75mi
3073 Brigham Ct North Charleston, SC	3.0	2.0	1252	$1,850	$1.48	21d	1	0.85mi
8554 S Waccamaw Ct Charleston, SC	3.0	2.0	1028	$1,950	$1.90	23d	1	1.11mi
3730 Ingleside Blvd Ladson, SC	1.0–3.0	1.0–2.0	1009	$2,506	$2.48	3d	20	1.14mi
8524 Brookforest Dr Charleston, SC	3.0	2.0	1244	$3,249	$2.61	23d	1	1.15mi
8483 Yadkin Cir Unit D Charleston, SC	3.0	2.0	1414	$1,800	$1.27	12d	1	1.16mi
3000 Cypress Lk Rd North Charleston, SC	1.0–3.0	1.0–2.0	1121	$2,343	$2.09	3d	29	1.17mi
8471 Yadkin Cir Unit M Charleston, SC	3.0	2.5	1432	$2,550	$1.78	23d	1	1.18mi
3715 Ingleside Blvd Ladson, SC	1.0–3.0	1.0–2.0	958	$1,509	$1.57	3d	10	1.20mi
3001 Cypress Lake Rd North Charleston, SC	1.0–3.0	1.0–2.5	1008	$2,600	$2.58	3d	26	1.29mi
3300 Shipley St Ladson, SC	1.0–3.0	1.0–2.0	1001	$2,170	$2.17	3d	10	1.40mi

Listing history 6 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 $213,000 Active
5. 1994-04-13
   soldstatus $67,500
6. 1991-08-02
   soldstatus $57,000

ⓘ 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 3/10 Moderate
• 🌡 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: $27,244
• − Mortgage interest: −$11,931
• − Property taxes: −$3,195
• − Insurance: −$1,065
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$6,196
• Taxable income: $498
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $3,740/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

• County: Charleston County · 366,793 people
• City population: 108,266
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 32,001
• Household income: $49,815
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2054.0

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 0.70)
• Race & ethnicity: Black 40% White 32% Hispanic / Latino 19% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 17% Vietnamese 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: ▼ -27.09%
• Current HPI: 374.9164
• Rent YoY: ▲ 1.37%
• 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

+273.7% since first listed

6 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 $213,000 Charleston Trident MLS
• 1994-04-13 Sold (Public Records) $67,500 Public Records
• 1991-08-02 Sold (Public Records) $57,000 Public Records

Property tax history

+4.7%/yr

Latest (2022): $171 · +0.0% YoY. Source: county tax records.