8748 Silver Perch Ln · North Charleston, SC 29420

$293,300

3 bd · 2.5 ba · 1,805 sqft · SingleFamily · 80 Days on market

Built 2024 3,920 sqft lot Est $375k · 22% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRE-APPROVED SHORT SALE!!! Welcome to this beautifully maintained home, built less than 2 years ago and still showing like new! This spacious property offers modern finishes, an open-concept layout, and plenty of natural light throughout. The main living area flows seamlessly from the stylish dining space into a comfortable living room--perfect for entertaining or relaxing at home. The kitchen and living areas overlook a large backyard, offering privacy and plenty of room to enjoy outdoor living. Upstairs, you'll find generously sized bedrooms, including a spacious primary suite with ample closet space. This home has been well cared for and is in great condition--giving you the benefits of

Key facts

• Garage
• Built 2024
• Listed 80 days

Property features AI

Finance

• HOA & community: Association fees paid monthly

Exterior

• Parking: Detached 1-car garage; 1 parking space total
• Utilities: Public sewer
• Home design: Single-family attached residential; Two-story; Located in the Patriot Park subdivision
• Construction: Townhouse construction
• Exterior features: Architectural roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 bathrooms (2.5 total)
• Interior features: Two levels; Townhouse structure

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $293k.

Deal economics

• At list price, monthly cash flow is $3 ($36/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (23.5% below list).
• Recommended offer: $224k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Dorchester 02 (suburban): math 40% / reading 55% proficiency, ranked #12 of 80 in SC (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eagle Nest Elementary (math 36% / reading 37%, grade F, #328 of 597 statewide, top 55%, 680 students, 82% FRL); River Oaks Middle (math 14% / reading 32%, grade F, #171 of 229 statewide, top 76%, 849 students, 84% FRL); Fort Dorchester High (math 58% / reading 88%, grade B+, #44 of 196 statewide, top 23%, 2,312 students, 62% FRL) — zoned schools average 76% FRL vs 36% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 128 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($73k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Dorchester County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Recommended offer $224,248 (23.5% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $375,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8896 Arbor Glen Dr	0.57mi	3/2.5	1,890 (+5%)	1mo	$320,000	$169	65
5406 E Crosland Ct	0.58mi	3/2.0	1,768 (-2%)	10mo	$390,000	$221	59
8506 Kennestone Ln	0.70mi	3/2.0	1,718 (-5%)	0mo	$400,000	$233	57
8849 Kellum Dr	0.72mi	3/2.5	1,879 (+4%)	3mo	$344,000	$183	57
8782 Shadowglen Dr	0.51mi	4/2.5 (+1)	1,900 (+5%)	7mo	$280,000	$147	57
4801 E Red Maple Cir	0.70mi	3/2.5	1,970 (+9%)	2mo	$409,000	$208	50
5402 Woodbreeze Dr	0.71mi	4/2.5 (+1)	1,882 (+4%)	6mo	$387,900	$206	50
5401 Turgis Ct	0.61mi	3/2.0	1,627 (-10%)	4mo	$369,250	$227	50
8942 N Red Maple Cir	0.75mi	4/2.5 (+1)	1,711 (-5%)	6mo	$360,000	$210	46
8926 Cat Tail Pond Rd	0.65mi	3/2.5	1,552 (-14%)	4mo	$335,000	$216	44
8752 Evangeline Dr	0.66mi	4/2.5 (+1)	2,041 (+13%)	1mo	$409,000	$200	42
5406 Woodbreeze Dr	0.73mi	4/2.5 (+1)	2,035 (+13%)	9mo	$381,000	$187	32

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 · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-50,068
• Equity at exit: $43,732

10-year hold

• IRR: -11.6%
• Equity multiple: 0.34×
• Total profit: $-54,316
• Equity at exit: $25,359

Cash invested: $82,124 (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 29420

• Home prices YoY: -14.6%
• Rents YoY: 1.8%
• Active inventory: 128
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,242 high
• Mortgage (P&I): −$1,538
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $3

Break-even live

Break-even rent $2,239

Max offer price $293,300

Occupancy floor 95%

Sensitivity live

Price	-10% $169	-5% $86	+0% $3	+5% $-80	+10% $-163
Rent	-10% $-174	-5% $-86	+0% $3	+5% $92	+10% $180
Rate	-1.0pp $151	-0.5pp $78	base $3	+0.5pp $-73	+1.0pp $-150

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: $73,325
• Closing costs: $8,799
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8010 Triggerfish Way North Charleston, SC	3.0	2.5	1805	$2,250	$1.25	13d	1	0.04mi
8670 Grassy Oak Trl North Charleston, SC	3.0	2.5	1522	$1,925	$1.26	25d	1	0.22mi
8800 Dorchester Rd #603 North Charleston, SC	3.0	2.0	1644	$2,700	$1.64	13d	1	0.28mi
8712 Grassy Oak Trl North Charleston, SC	3.0	2.5	1600	$2,250	$1.41	16d	1	0.35mi
8800 Dorchester Rd North Charleston, SC	3.0	2.0–2.5	1735	$2,474	$1.43	25d	2	0.37mi
8850 Dorchester Rd North Charleston, SC	1.0–3.0	1.0–2.0	1287	$2,143	$1.67	12d	15	0.45mi
8988 Cat Tail Pond Rd Summerville, SC	3.0	2.5	1790	$2,300	$1.28	25d	1	0.50mi
8968 Cat Tail Pond Rd Summerville, SC	3.0	2.5	1677	$2,450	$1.46	16d	1	0.50mi
5402 Netherby Ln North Charleston, SC	1.0–2.0	1.0–2.0	1032	$3,414	$3.31	4d	1	0.51mi
5410 Barnsley Dr North Charleston, SC	4.0	2.5	2302	$2,899	$1.26	4d	1	0.84mi
9162 Maple Grove Dr Summerville, SC	4.0	3.0	1708	$2,325	$1.36	20d	1	1.03mi
9162 Maple Grove Dr Unit 1 Summerville, SC	4.0	2.5	1708	$2,325	$1.36	25d	1	1.03mi
4821 Oak Leaf Rd Summerville, SC	4.0	2.0	1752	$2,199	$1.26	16d	1	1.14mi
9580 Old Glory Ln Summerville, SC	2.0–3.0	1.0–2.0	1280	$1,800	$1.41	4d	9	1.29mi
8486 William Moultrie Dr North Charleston, SC	3.0	2.0	1454	$2,300	$1.58	4d	1	1.38mi
4834 Habersham Ln Summerville, SC	3.0	2.0	1319	$1,900	$1.44	25d	1	1.44mi
4841 Habersham Ln Summerville, SC	3.0	2.0	1319	$1,965	$1.49	16d	1	1.47mi

Listing history 18 events

1. 2026-06-22
   days on market $293,300 Active 80 DOM
2. 2026-06-18
   days on market $293,300 Active 77 DOM
3. 2026-06-17
   days on market $293,300 Active 76 DOM
4. 2026-06-16
   days on market $293,300 Active 75 DOM
5. 2026-06-15
   days on market $293,300 Active 74 DOM
6. 2026-06-13
   days on market $293,300 Active 72 DOM
7. 2026-06-13
   days on market $293,300 Active 71 DOM
8. 2026-06-10
   days on market $293,300 Active 69 DOM
9. 2026-06-09
   days on market $293,300 Active 68 DOM
10. 2026-06-08
    days on market $293,300 Active 67 DOM
11. 2026-06-07
    days on market $293,300 Active 66 DOM
12. 2026-06-03
    days on market $293,300 Active 62 DOM
13. 2026-06-01
    days on market $293,300 Active 60 DOM
14. 2026-05-31
    days on market $293,300 Active 59 DOM
15. 2026-05-22
    price $303,999
16. 2026-05-14
    price $309,990
17. 2026-04-02
    listed $315,000 Active
18. 2024-09-23
    soldstatus $1,024,976

ⓘ 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: $1,299 · $108/mo
• Projected year-2 tax: $1,672 · $139/mo
• Expected delta: +$373/yr (+$31/mo · 28.7%)

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

Taxation est. · year 1

• Rental income: $26,910
• − Mortgage interest: −$16,429
• − Property taxes: −$1,299
• − Insurance: −$1,466
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − Depreciation: −$8,532
• Taxable loss: −$5,123
• Est. tax savings @ 24.0%: +$1,229
• After-tax cash flow: $1,266/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: Dorchester 02
• NCES district ID: 4502010
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $57,937
• Composite: 41.41/100
• National rank: #3475
• State rank: #12 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: Dorchester County · 182,866 people
• City population: 108,266
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 23,959
• Household income: $72,661
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 738.0

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 186,982 people
• By 2030: 203,967 · +9.1%
• By 2040: 237,160 · +26.8%
• By 2050: 267,479 · +43.1%
• By 2075: 333,025 · +78.1%
• By 2100: 366,560 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 41% Black 39% Hispanic / Latino 11% Asian 5% Two or more races 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 10% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.8% · R 56.4% · Other 1.9%
• 2008→2024 swing: +0.9pp no change · 2008: -15.5pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+10.5 2016: R+17.5 2012: R+16.0 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.51%
• Current HPI: 271.2116
• Rent YoY: ▲ 1.83%
• 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

-70.3% since first listed

4 events — show timeline

• 2026-05-22 Price Changed $303,999 Charleston Trident MLS
• 2026-05-14 Price Changed $309,990 Charleston Trident MLS
• 2026-04-02 Listed $315,000 Charleston Trident MLS
• 2024-09-23 Sold (Public Records) $1,024,976 Public Records