5004 Green Dolphin Way Unit Share I · Kiawah Island, SC 29455

$194,900

3 bd · 3.0 ba · 1,448 sqft · SingleFamily · 31 Days on market

Built 1985 Good condition Est $269k · 28% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 5004 Green Dolphin Way!! A beautifully remodeled 3-bedroom, 3 full bath villa, offered through fractional ownership with a 4 week share opportunity available. Located in the exclusive Turtle Point community, this luxurious residence delivers sweeping golf and lagoon views over the renowned Cougar Point Golf Course and is just a 4-minute walk to Kiawah's 10-mile pristine beaches. Villa features White Oak hardwood floors throughout, custom-built closets and a spa-like master bathroom w/ dual vanities. The open concept living area flows seamlessly into a gourmet kitchen equipped with quartz countertops and stainless-steel appliances. Enjoy the outdoor deck or sit inside the spacious

Key facts

• Remodeled villa
• Built 1985
• Listed 31 days

Tags

• REMODELED VILLA
• TURTLE POINT COMMUNITY
• GOLF AND LAGOON VIEWS
• COUGAR POINT GOLF COURSE
• 4 MINUTE WALK TO BEACHES
• WHITE OAK HARDWOOD FLOORS

Property features AI

Finance

• Other: Fractional ownership
• HOA & community: Clubhouse; Club membership available; Fitness center; Golf course; Golf membership available; Park; Tennis courts; Trash service; Walk/jog trails

Exterior

• Parking: Off-street parking
• Security: Community security
• Utilities: Public sewer; Electric service by Berkeley Electric Co-Op
• Home design: Residential fractional ownership; Two levels; Located in Kiawah Island subdivision
• Construction: No other structures
• Exterior features: Lagoon waterfront; On golf course

Interior

• Kitchen: Built-in electric oven; Electric cooktop; Electric range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms (master bedroom with ceiling fan)
• Flooring: Ceramic tile; Wood
• Bathrooms: 3 bathrooms
• Heating & cooling: Central heating; Central air conditioning; One fireplace
• Interior features: Ceiling fans
• Laundry & utility: Washer; Washer hookup; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $195k. Condition is rated good.

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 ($3k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 0.0% in Kiawah 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 64/100 on livability (#154 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment 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: Haut Gap Middle (math 39% / reading 44%, grade F, #68 of 229 statewide, top 31%, 444 students, 100% FRL); St. Johns High (math 42% / reading 72%, grade C, #120 of 196 statewide, top 64%, 387 students, 100% FRL) — zoned schools average 100% FRL vs 44% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 568 active listings in the ZIP; high-income renter base; 4,156 units permitted in Charleston County in 2024 (857 in 5+ unit buildings).

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 31 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.42% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.57%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $269,328
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5004 Green Dolphin Way Unit Share E	0.06mi	3/3.0	1,448 (0%)	3mo	$269,000	$186	95
5004 Green Dolphin Way Unit Share D	0.06mi	3/3.0	1,448 (0%)	3mo	$269,000	$186	95
4507 Park Lake Dr	0.45mi	3/3.0	1,240 (-14%)	16mo	$140,000	$113	42
4150 Bank Swallow Ln	0.73mi	3/2.0	1,303 (-10%)	20mo	$1,325,000	$1,017	29

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,795
• Equity at exit: $29,060

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $30,769
• Equity at exit: $16,851

Cash invested: $54,572 (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 29455

• Rents YoY: 3.0%
• Active inventory: 568
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,774 medium
• Mortgage (P&I): −$1,022
• Tax est. 1.5%: −$244 /mo · $2,924/yr
• Insurance: −$81
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $418

Break-even live

Break-even rent $2,245

Max offer price $194,900

Occupancy floor 80%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $194,900 Active 31 DOM
2. 2026-06-17
   days on market $194,900 Active 30 DOM
3. 2026-06-16
   days on market $194,900 Active 29 DOM
4. 2026-06-15
   days on market $194,900 Active 28 DOM
5. 2026-06-10
   days on market $194,900 Active 23 DOM
6. 2026-06-09
   days on market $194,900 Active 22 DOM
7. 2026-06-08
   days on market $194,900 Active 21 DOM
8. 2026-06-07
   days on market $194,900 Active 20 DOM
9. 2026-06-05
   days on market $194,900 Active 17 DOM
10. 2026-06-03
    days on market $194,900 Active 16 DOM
11. 2026-06-01
    days on market $194,900 Active 14 DOM
12. 2026-05-31
    days on market $194,900 Active 13 DOM
13. 2026-05-18
    listed $194,900 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $33,288
• − Mortgage interest: −$10,917
• − Property taxes: −$2,924
• − Insurance: −$6,093
• − Repairs & maintenance: −$2,663
• − Management: −$2,663
• − Depreciation: −$5,670
• Taxable income: $2,358
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $4,450/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 beautifully remodeled 3-bedroom villa in Turtle Point offers stunning golf and beach views. The home is in excellent condition with modern updates and a prime location.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers or renters.
• Both Add smart home features — Improves convenience and could be a selling point for buyers.
• Both Install smart thermostat — Saves energy and could be a selling point for buyers.
• Both Add smart lighting system — Enhances energy efficiency and could be a selling point for buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers or renters. ↑
• Both Add smart home features — Improves convenience and could be a selling point for buyers. ↑
• Both Install smart thermostat — Saves energy and could be a selling point for buyers. ↑
• Both Add smart lighting system — Enhances energy efficiency and could be a selling point for buyers. ↑

ⓘ 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: 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 — Kiawah Island

• Score: 64/100
• State rank: #154
• US rank: #14517

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: Kiawah Island, SC
• County: Charleston County · 366,793 people
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 27,576
• Household income: $121,372
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 304.0

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 (75%)
• Race & ethnicity: White 75% Black 11% Hispanic / Latino 8% Two or more races 6% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 3%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -223.02%
• Current HPI: 297.7408
• Rent YoY: ▲ 2.95%
• 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

1 event — show timeline

• 2026-05-18 Listed $194,900 Charleston Trident MLS