5040 Foxwood Dr · North Charleston, SC 29418

$199,000

3 bd · 1.5 ba · 1,098 sqft · Townhouse public records · 36 Days on market

Built 1980 3,049 sqft lot Est $224k · 11% 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 +24.8/30.0
• ARV discount +12.5/15.0
• DSCR +8.0/10.0
• 1% rule +5.2/10.0
• 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 MLS

A RARE find! This little townhouse has a lot to offer at under $200K and no HOA in the heart of North Charleston. It's located close to shopping, restaurants, Boeing, Bosch, and the Joint Base, 30 minutes from downtown, 40 minutes to Folly Beach. New tile has been laid downstairs and it's been freshly painted. Upstairs you'll find both bedrooms are generously sized. The carpet is practically brand new, as no one was living upstairs after it was installed. Enjoy peaceful views of the backyard with the little Creek in front of majestic Magnolia Tree in the wood with wild life from your private balcony or fenced backyard.

Key facts

• Laminate flooring
• Walk-in closet
• No hoa

Tags

• LAMINATE FLOORING
• MULTIPLE LINEN CLOSETS
• WALK-IN CLOSET
• NO HOA

Property features AI

Finance

• HOA & community: Community trash service

Exterior

• Parking: 2-car carport
• Utilities: Public sewer; Charleston Water Service; Dominion Energy; North Charleston Sewer District
• Home design: Single family attached (townhouse); Two levels; Ground-level entry
• Construction: Townhouse structure
• Exterior features: Wooden enclosed fence

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms; Primary bedroom on upper level with ceiling fan(s) and walk-in closet
• Flooring: Carpet; Ceramic tile; Laminate; Vinyl
• Bathrooms: 1.5 bathrooms
• Heating & cooling: Central air
• Interior features: Blown ceiling insulation; Walk-in closets
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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: 1.02% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $223,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5021 Popperdam Creek Dr	0.13mi	2/1.5 (-1)	1,098 (0%)	10mo	$220,000	$200	81
7868 Montview Rd	0.23mi	2/2.0 (-1)	1,128 (+3%)	1mo	$247,930	$220	77
7876 Park Gate Dr	0.26mi	2/2.0 (-1)	1,086 (-1%)	5mo	$225,000	$207	74
8008 Vermont Rd	0.31mi	2/2.0 (-1)	1,128 (+3%)	1mo	$225,000	$199	74
7867 Park Gate Dr	0.25mi	2/2.0 (-1)	1,128 (+3%)	4mo	$230,000	$204	73
8045 Vermont Rd	0.34mi	2/2.0 (-1)	1,128 (+3%)	1mo	$235,000	$208	72
7945 Edgebrook Cir #2310	0.50mi	2/2.0 (-1)	1,210 (+10%)	2mo	$170,000	$140	52
7950 Parklane Ct Unit 803 (C)	0.65mi	2/2.0 (-1)	982 (-11%)	1mo	$194,900	$198	45
7965 Edgebrook Cir Unit F	0.52mi	2/2.0 (-1)	992 (-10%)	10mo	$207,000	$209	44
4735 Skillmaster Ct	0.67mi	2/2.0 (-1)	1,224 (+12%)	4mo	$223,575	$183	39
7935 Parklane Ct Unit A	0.62mi	2/2.0 (-1)	982 (-11%)	11mo	$205,000	$209	37
4743 Skillmaster Ct	0.67mi	2/2.0 (-1)	1,224 (+12%)	8mo	$230,000	$188	35

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-7,214
• Equity at exit: $29,672

10-year hold

• IRR: 5.4%
• Equity multiple: 1.39×
• Total profit: $21,586
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $418

Break-even live

Break-even rent $1,492

Max offer price $199,000

Occupancy floor 74%

Sensitivity live

Price	-10% $531	-5% $474	+0% $418	+5% $362	+10% $305
Rent	-10% $258	-5% $338	+0% $418	+5% $498	+10% $578
Rate	-1.0pp $518	-0.5pp $469	base $418	+0.5pp $366	+1.0pp $314

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7840 Park Gate Dr North Charleston, SC	3.0	2.0	1254	$1,899	$1.51	15d	1	0.19mi
7811 Park Gate Dr North Charleston, SC	3.0	2.5	1450	$2,100	$1.45	15d	1	0.20mi
7725 Ovaldale Dr North Charleston, SC	3.0	2.0	1400	$2,400	$1.71	24d	1	0.23mi
4790 Champion Way Unit D North Charleston, SC	2.0	2.0	1138	$1,980	$1.74	4d	1	0.57mi
7911 Windfern Ct North Charleston, SC	2.0	2.0	900	$1,700	$1.89	24d	1	0.58mi
7955 Timbercreek Ln Apt H North Charleston, SC	3.0	2.0	1100	$2,250	$2.05	3d	1	0.60mi
4779 Skillmaster Ct North Charleston, SC	3.0	2.0	1408	$2,150	$1.53	24d	1	0.61mi
7673 Barclay Ave Unit N North Charleston, SC	3.0	1.5	1222	$2,200	$1.80	24d	1	0.66mi
7744 Allwood Ave North Charleston, SC	3.0	2.0	1324	$2,250	$1.70	22d	1	0.74mi
1900 Waverly Place Ln North Charleston, SC	1.0–2.0	1.0–2.0	765	$1,495	$1.95	22d	1	0.87mi
1900 Waverly Place Ln North Charleston, SC	1.0–2.0	1.0–2.0	765	$1,475	$1.93	4d	10	0.87mi
4640 Forest Hills Dr North Charleston, SC	1.0–2.0	1.0–1.5	839	$1,526	$1.82	4d	19	0.93mi
7900 Rocky Mount Rd North Charleston, SC	2.0	2.0	844	$2,069	$2.45	20d	1	0.98mi
7776 Wayfield Cir Unit A North Charleston, SC	2.0	1.5	1024	$1,600	$1.56	15d	1	1.00mi
7620 Valleyview Cir North Charleston, SC	2.0	2.5	962	$1,575	$1.64	24d	1	1.02mi
4791 Apartment Blvd North Charleston, SC	2.0–3.0	1.5	1250	$1,400	$1.12	24d	1	1.30mi
4995 Lambs Rd North Charleston, SC	2.0	1.5	935	$1,100	$1.18	24d	1	1.33mi
4775 Apartment Blvd North Charleston, SC	2.0–3.0	1.0–1.5	1025	$1,610	$1.57	4d	3	1.42mi

Listing history 28 events

1. 2026-06-18
   days on market $199,000 Active 36 DOM
2. 2026-06-17
   days on market $199,000 Active 35 DOM
3. 2026-06-16
   days on market $199,000 Active 34 DOM
4. 2026-06-15
   days on market $199,000 Active 33 DOM
5. 2026-06-10
   days on market $199,000 Active 28 DOM
6. 2026-06-09
   days on market $199,000 Active 27 DOM
7. 2026-06-08
   days on market $199,000 Active 26 DOM
8. 2026-06-07
   pricedays on market $199,000 Active 25 DOM
9. 2026-06-05
   days on market $215,000 Active 22 DOM
10. 2026-06-03
    days on market $215,000 Active 21 DOM
11. 2026-06-01
    days on market $215,000 Active 19 DOM
12. 2026-05-31
    days on market $215,000 Active 18 DOM
13. 2026-05-23
    price $215,000
14. 2026-05-13
    listed $225,000 Active
15. 2024-06-13
    historical $1,395
16. 2024-06-06
    listed $1,395
17. 2022-09-02
    soldstatus $185,000
18. 2022-08-30
    soldstatus $185,000 Closed 629-char remark

    Show marketing remark (629 chars)

    A RARE find! This little townhouse has a lot to offer at under $200K and no HOA in the heart of North Charleston. It's located close to shopping, restaurants, Boeing, Bosch, and the Joint Base, 30 minutes from downtown, 40 minutes to Folly Beach. New tile has been laid downstairs and it's been freshly painted. Upstairs you'll find both bedrooms are generously sized. The carpet is practically brand new, as no one was living upstairs after it was installed. Enjoy peaceful views of the backyard with the little Creek in front of majestic Magnolia Tree in the wood with wild life from your private balcony or fenced backyard.

19. 2022-08-20
    historical Active Contingent 629-char remark

    Show marketing remark (629 chars)

    A RARE find! This little townhouse has a lot to offer at under $200K and no HOA in the heart of North Charleston. It's located close to shopping, restaurants, Boeing, Bosch, and the Joint Base, 30 minutes from downtown, 40 minutes to Folly Beach. New tile has been laid downstairs and it's been freshly painted. Upstairs you'll find both bedrooms are generously sized. The carpet is practically brand new, as no one was living upstairs after it was installed. Enjoy peaceful views of the backyard with the little Creek in front of majestic Magnolia Tree in the wood with wild life from your private balcony or fenced backyard.

20. 2022-08-13
    listed $195,000 Active 629-char remark

    Show marketing remark (629 chars)

    A RARE find! This little townhouse has a lot to offer at under $200K and no HOA in the heart of North Charleston. It's located close to shopping, restaurants, Boeing, Bosch, and the Joint Base, 30 minutes from downtown, 40 minutes to Folly Beach. New tile has been laid downstairs and it's been freshly painted. Upstairs you'll find both bedrooms are generously sized. The carpet is practically brand new, as no one was living upstairs after it was installed. Enjoy peaceful views of the backyard with the little Creek in front of majestic Magnolia Tree in the wood with wild life from your private balcony or fenced backyard.

21. 2015-02-06
    historical
22. 2014-08-06
    historical
23. 2014-03-23
    listed $68,000
24. 2013-11-26
    soldstatus $36,000
25. 2013-10-16
    listed $36,900
26. 2009-10-06
    listed $55,900
27. 1992-05-04
    soldstatus $39,901
28. 1982-07-07
    soldstatus $46,150

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $1,134 · $95/mo
• Expected delta: +$513/yr (+$43/mo · 82.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $24,246
• − Mortgage interest: −$11,147
• − Property taxes: −$622
• − Insurance: −$995
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$5,789
• Taxable income: $1,814
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $4,579/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

+365.9% since first listed

16 events — show timeline

• 2026-05-23 Price Changed $215,000 Charleston Trident MLS
• 2026-05-13 Listed $225,000 Charleston Trident MLS
• 2024-06-13 Rental Removed $1,395 CHARLESTONMLS
• 2024-06-06 Listed for Rent $1,395 CHARLESTONMLS
• 2022-09-02 Sold (Public Records) $185,000 Public Records
• 2022-08-30 Sold (MLS) $185,000 Charleston Trident MLS
• 2022-08-20 Contingent — Charleston Trident MLS
• 2022-08-13 Listed $195,000 Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2014-08-06 Listing Removed — Charleston Trident MLS
• 2014-03-23 Listed $68,000 Charleston Trident MLS
• 2013-11-26 Sold (MLS) $36,000 Charleston Trident MLS
• 2013-10-16 Listed $36,900 Charleston Trident MLS
• 2009-10-06 Listed $55,900 Charleston Trident MLS
• 1992-05-04 Sold (Public Records) $39,901 Public Records
• 1982-07-07 Sold (Public Records) $46,150 Public Records

Property tax history

-4.5%/yr

Latest (2022): $622 · -3.2% YoY. Source: county tax records.