2858 Appleton Ave · North Charleston, SC 29405

$170,000

2 bd · 1.0 ba · 1,265 sqft · SingleFamily public records · 125 Days on market

Built 1950 4,791 sqft lot Est $269k · 37% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• Rent growth +4.1/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on a corner lot in North Charleston just one mile from I-26 and under two miles from Charleston, this completely gutted single-story home presents a rare opportunity for those who are ready to take on a full renovation. The property is fenced in and currently has plywood floors and drywall in place. The existing layout allows for three bedrooms and one bathroom, with no appliances, sinks, or fixtures currently installed. This might be just the project you've been seeking.

Key facts

• Fenced in
• Full renovation
• Corner lot

Tags

• CORNER LOT
• FENCED IN
• FULL RENOVATION

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family detached residential home; One story; Fee simple ownership
• Construction: Built with typical residential construction
• Exterior features: Chain link fencing; Asphalt roof; Lot between 0 and 0.5 acre; Located in the Accabee subdivision

Interior

• Bedrooms: 3 bedrooms (master bedroom on the lower level)
• Bathrooms: 1 bathroom
• Interior features: One-level layout

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

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: Chicora Elementary (math 9% / reading 5%, grade F, #596 of 597 statewide, top 100%, 320 students, 100% FRL); Morningside Middle (math 4% / reading 12%, grade F, #226 of 229 statewide, top 99%, 567 students, 100% FRL); North Charleston High (math 27% / reading 57%, grade F, #174 of 196 statewide, top 90%, 768 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 19% at this address vs 50% district-wide (-32 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 fast (+6.4%/yr); 203 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $55k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $170k implies a 1600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
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: 1.17% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.29%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $269,445
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1806 Calvert St	0.67mi	3/2.0 (+1)	1,270 (+0%)	2mo	$270,000	$213	57
2147 Garfield St	0.28mi	3/2.5 (+1)	1,400 (+11%)	2mo	$410,000	$293	56
2265 Bailey Dr	0.64mi	3/1.0 (+1)	1,308 (+3%)	9mo	$225,000	$172	52
1940 Burton Ln	0.39mi	3/1.5 (+1)	1,196 (-6%)	20mo	$203,000	$170	49
2242 Easton St	0.27mi	2/2.0	1,116 (-12%)	20mo	$150,000	$134	48
2280 Bailey Dr	0.63mi	3/2.5 (+1)	1,251 (-1%)	14mo	$329,000	$263	46
1903 Grayson Street St	0.68mi	3/2.0 (+1)	1,332 (+5%)	7mo	$236,000	$177	44
1948 Burton Ln	0.38mi	3/1.5 (+1)	1,104 (-13%)	14mo	$270,000	$245	43
1922 Redwood St	0.41mi	3/2.0 (+1)	1,411 (+12%)	14mo	$452,900	$321	41
2040 Arbutus Ave	0.71mi	3/2.5 (+1)	1,289 (+2%)	19mo	$208,000	$161	37
2247 Bailey Dr	0.68mi	3/2.0 (+1)	1,386 (+10%)	20mo	$245,000	$177	27
2236 Bailey Dr	0.73mi	3/2.0 (+1)	1,109 (-12%)	12mo	$300,000	$271	27

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 · 6.36% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.27×
• Total profit: $12,924
• Equity at exit: $25,348

10-year hold

• IRR: 18.7%
• Equity multiple: 2.78×
• Total profit: $84,809
• Equity at exit: $14,698

Cash invested: $47,600 (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 29405

• Home prices YoY: -29.0%
• Rents YoY: 6.4%
• Active inventory: 203
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$891
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $527

Break-even live

Break-even rent $1,319

Max offer price $170,000

Occupancy floor 68%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2150 Becker St North Charleston, SC	3.0	1.5	1104	$2,000	$1.81	23d	1	0.10mi
2245 Fillmore St North Charleston, SC	3.0	2.5	1400	$2,900	$2.07	23d	1	0.29mi
2245 Garfield St North Charleston, SC	3.0	1.0	1035	$1,700	$1.64	23d	1	0.33mi
3119 Azalea Dr Unit N North Charleston, SC	2.0	1.0	900	$1,550	$1.72	11d	1	0.40mi
3119 Azalea Dr North Charleston, SC	2.0	1.0	900	$1,550	$1.72	23d	1	0.40mi
1931 Baxter St North Charleston, SC	3.0	1.0	984	$1,550	$1.58	3d	1	0.45mi
1819 English St Unit A North Charleston, SC	2.0	1.0	900	$1,250	$1.39	14d	1	0.55mi
1901 Success St North Charleston, SC	3.0	2.0	1000	$1,650	$1.65	19d	1	0.67mi
2000 Reynolds Ave North Charleston, SC	2.0	2.0	1050	$2,000	$1.90	23d	1	0.68mi
1905 Grayson St North Charleston, SC	3.0	2.0	1503	$1,863	$1.24	23d	1	0.70mi
2031 Beech Ave North Charleston, SC	3.0	3.5	1800	$3,600	$2.00	23d	1	0.74mi
2136 Commander Rd North Charleston, SC	3.0	2.5	1548	$2,400	$1.55	3d	1	0.77mi
2136 Commander Rd North Charleston, SC	3.0	2.5	1548	$2,400	$1.55	23d	1	0.77mi
2116 Commander Rd North Charleston, SC	3.0	2.0	1050	$2,250	$2.14	3d	1	0.80mi
2041 Groveland Ave North Charleston, SC	2.0	1.0	1080	$2,200	$2.04	14d	1	0.88mi
2636 S Allen Dr North Charleston, SC	3.0	2.0	1100	$2,200	$2.00	14d	1	0.96mi
2624 S Allen Dr North Charleston, SC	3.0	2.0	1000	$1,600	$1.60	23d	1	0.98mi
2653 Harvey Ave North Charleston, SC	3.0	1.5	1200	$2,035	$1.70	23d	1	0.98mi
2620 Woodlawn Ave North Charleston, SC	3.0	1.0	892	$1,695	$1.90	23d	1	1.18mi
2620 Woodlawn Ave North Charleston, SC	3.0	1.0	892	$1,695	$1.90	10d	1	1.18mi
1920 McMillan Ave North Charleston, SC	1.0–3.0	1.0	777	$1,300	$1.67	23d	1	1.23mi
2154 Noisette Blvd North Charleston, SC	1.0	1.0	735	$2,437	$3.32	3d	1	1.27mi
3891 Four Poles Park Dr North Charleston, SC	3.0	2.5	1392	$2,299	$1.65	3d	1	1.41mi
2679 Oregon Ave North Charleston, SC	3.0	2.0	1200	$1,900	$1.58	23d	1	1.47mi

Listing history 14 events

1. 2026-06-15
   status $170,000 Pending 125 DOM
2. 2026-06-10
   days on market $170,000 Active 125 DOM
3. 2026-06-09
   days on market $170,000 Active 124 DOM
4. 2026-06-08
   days on market $170,000 Active 123 DOM
5. 2026-06-07
   days on market $170,000 Active 122 DOM
6. 2026-06-05
   pricedays on market $170,000 Active 119 DOM
7. 2026-06-03
   days on market $215,000 Active 118 DOM
8. 2026-06-01
   days on market $215,000 Active 116 DOM
9. 2026-05-31
   days on market $215,000 Active 115 DOM
10. 2026-04-30
    status Active
11. 2026-04-17
    status Pending
12. 2026-03-30
    price $215,000
13. 2026-01-23
    listed $225,000 Active
14. 1990-03-20
    soldstatus $10,000

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$13/yr (+$1/mo · 1.3%)

ⓘ 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 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: $23,837
• − Mortgage interest: −$9,523
• − Property taxes: −$956
• − Insurance: −$850
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$4,945
• Taxable income: $3,749
• Est. tax owed @ 24.0%: −$900
• After-tax cash flow: $5,427/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): 26,254
• Household income: $56,600
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1564.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -152.19%
• Current HPI: 372.8886
• Rent YoY: ▲ 6.36%
• 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

+2050.0% since first listed

5 events — show timeline

• 2026-04-30 Relisted — Charleston Trident MLS
• 2026-04-17 Pending — Charleston Trident MLS
• 2026-03-30 Price Changed $215,000 Charleston Trident MLS
• 2026-01-23 Listed $225,000 Charleston Trident MLS
• 1990-03-20 Sold (Public Records) $10,000 Public Records

Property tax history

+10.4%/yr

Latest (2022): $956 · +0.7% YoY. Source: county tax records.