Is Charleston County, SC good for real estate investing?

Charleston County has an investment score of 40/100, rated as "Avoid". The county ranks #0 nationally among 0 counties analyzed.

What is the rent-to-price ratio in Charleston?

The rent-to-price ratio in Charleston County is 4.18% annually, which ranks in the 50th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Charleston?

The median home price in Charleston County is $619,614. This ranks #0 in affordability among all US counties.

Can you cash flow on rental properties in Charleston?

Based on median values with 20% down at current rates, a typical rental in Charleston County would generate negative cash flow of $1,847/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Charleston County

South CarolinaPopulation: 409,840

/100

Avoid

#0 of 0 counties

#37 in South Carolina (46 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 20, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$619,614

Median Home Price

0% below national median

$2,156/mo

Median Rent

0% below national median

4.18%

Rent-to-Price Ratio

Top 50% nationally

-$1,847

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $2,156/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$464,711	-$1,035/mo	3.6%	-11.6%
Median typical MLS deal	$619,614	-$1,847/mo	2.7%	-15.6%
125% of median newer / premium	$774,518	-$2,659/mo	2.2%	-17.9%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$619,614

Down Payment (20%)$123,923

Loan Amount$495,691

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,156

Monthly P&I-$3,248

Est. Expenses (35%)-$755

Net Cash Flow-$1,847/mo

2.7%

Cap Rate (all cash)

-15.6%

Cash-on-Cash Return

4.18%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.7% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

40/100

Cash Flow(30%)

33/100

Based on 4.18% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

57/100

Based on 0.7% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

16/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Negative cash flow at typical financing (-$1,847/mo)
-Negative leverage (cap rate 2.7% < mortgage rate 6.9%)
-High price-to-income ratio makes financing challenging

Economic Indicators

Population

409,840

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You rely on FHA-style financing: prices are stretched relative to local incomes
−You want a market with broad institutional consensus on fundamentals

Compare to Nearby Counties

County					Verdict
MarlboroSC	43	$83,302	Est. pending	—	Avoid	View
AbbevilleSC	42	$200,450	Est. pending	—	Avoid	View
CurrentCharlestonSC	40	$619,614	$2,156	4.18%	Avoid
BarnwellSC	40	$150,265	Est. pending	—	Avoid	View
LeeSC	38	$140,614	Est. pending	—	Avoid	View
JasperSC	37	$403,033	$1,634	4.87%	Avoid	View

The Bottom Line

AvoidCharleston may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Charleston County in South Carolina scores 40/100, ranking #0 of 0 US counties (top 50%). At 20% down and current rates, a median-priced rental loses about $1847/month; the 4.18% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-1,847/mo

Cap Rate

2.7%

Cash-on-Cash

-15.6%

Related markets

Markets like Charleston with stronger cash flow

Jasper County for cash-flow rentals

Cheaper alternatives to Charleston

Head-to-head comparisons

All counties in South Carolina →

Rent vs buy in South Carolina cities

Rent vs buy in Columbia, SCMedian $238,959 · rent $1,544/mo Rent vs buy in Spartanburg, SCMedian $272,812 · rent $1,436/mo Rent vs buy in Greenville, SCMedian $329,079 · rent $1,598/mo Rent vs buy in Charleston, SCMedian $598,246 · rent $2,024/mo Rent vs buy in North Charleston, SCMedian $598,246 · rent $2,024/mo All South Carolina citiesFull rent-vs-buy directory for the state

Ready to Analyze a Deal in Charleston?

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Scenario comparison

Same $2,156/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$464,711	-$1,035/mo	3.6%	-11.6%
Median typical MLS deal	$619,614	-$1,847/mo	2.7%	-15.6%
125% of median newer / premium	$774,518	-$2,659/mo	2.2%	-17.9%

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$619,614

Down Payment (20%)$123,923

Loan Amount$495,691

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,156

Monthly P&I-$3,248

Est. Expenses (35%)-$755

Net Cash Flow-$1,847/mo

2.7%

Cap Rate (all cash)

-15.6%

Cash-on-Cash Return

4.18%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.7% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

40/100

Cash Flow(30%)

33/100

Based on 4.18% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

57/100

Based on 0.7% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

16/100

Based on price relative to estimated local incomes.

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You rely on FHA-style financing: prices are stretched relative to local incomes
−You want a market with broad institutional consensus on fundamentals

Compare to Nearby Counties

County					Verdict
MarlboroSC	43	$83,302	Est. pending	—	Avoid	View
AbbevilleSC	42	$200,450	Est. pending	—	Avoid	View
CurrentCharlestonSC	40	$619,614	$2,156	4.18%	Avoid
BarnwellSC	40	$150,265	Est. pending	—	Avoid	View
LeeSC	38	$140,614	Est. pending	—	Avoid	View
JasperSC	37	$403,033	$1,634	4.87%	Avoid	View

The Bottom Line

AvoidCharleston may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Monthly Cash Flow

$-1,847/mo

Cap Rate

2.7%

Cash-on-Cash

-15.6%