Charleston, SC — Rental Investment Analysis

🔴POOR— negative cash flow likely

Cap Rate

1.2%

Below average

Monthly Cash Flow

-$3,285

After all expenses

Price-to-Rent

28.1

Overpriced for rent

DSCR

0.19

Fails

📊 Key Metrics

Median Home Price: $745,370
Average Rent (3BR): $2,390/mo
Price-to-Rent Ratio: 28.1(high)
1% Rule: 0.30%(fails — need 1%+)
Cash-on-Cash Return: -22.5%
Vacancy Rate: 8.0%

📈 Market Strength

Unemployment Rate: 4.8%(+0.5% vs national)
Rent Growth (YoY): +2.9%(national avg)
Population Growth: +1.7000000000000002% YoY

Assumptions Used

20% down, 7.000000000000001% rate, 30yr, 8% vacancy, 10% maintenance

Customize these numbers →

Property Tax Rate

0.55%

of assessed value (SC avg)

Median Income

$56,227

household (SC avg)

Rent-to-Income

51%

Stretched

Section 8 Max Rent

$2,390/mo

3BR voucher payment

🏛️ SC Investor Climate

Landlord Friendly

8/10

State Income Tax

Has state tax

Property Tax

0.55% effective

Population Trend

+1.7000000000000002% (3yr)

📈 Population Movement (Tax Year 2021→2022)

Net Migration

-152 households

SHRINKING

Total Inflow

161,384

households moved in

Avg Income (New Residents)

$147,652

per household

Where they're coming from:

1.Charleston Non-migrants, SC151,303 households · avg $150,676

2.Berkeley, SC2,196 households · avg $57,949

3.Dorchester, SC1,437 households · avg $48,511

4.Richland, SC327 households · avg $81,887

5.Greenville, SC270 households · avg $92,085

Where residents are leaving to:

1.Charleston Non-migrants, SC151,303 households

2.Berkeley, SC3,355 households

3.Dorchester, SC2,271 households

4.Greenville, SC298 households

5.Richland, SC250 households

💡 Net outflow may indicate weakening demand — but can mean lower prices and higher cap rates.

🏘️ Best Zip Codes in Charleston for Investors

29414

Cap Rate: 3.0%Cash Flow: -$1,348/mo$473,817

29412

Cap Rate: 2.2%Cash Flow: -$2,082/mo$599,711

29407

Cap Rate: 1.9%Cash Flow: -$2,028/mo$541,802

All Zip Codes in Charleston

Zip	Cap Rate	Cash Flow	Home Price	Rent (3BR)	DSCR
29414	3.0%	-$1,348	$473,817	$2,250/mo	0.47
29412	2.2%	-$2,082	$599,711	$2,390/mo	0.35
29407	1.9%	-$2,028	$541,802	$1,980/mo	0.30
29403	1.2%	-$3,643	$845,954	$2,510/mo	0.19
29455	1.1%	-$3,285	$745,370	$2,120/mo	0.17
29492	0.9%	-$4,364	$955,465	$2,530/mo	0.14
29401	-0.1%	-$7,994	$1,481,941	$2,430/mo	-0.01