What's my home worth?Investment property, run on numbers rather than hunches.
Rentals, second homes, and the out-of-state owners who have to manage them from a distance. The Investor Market is where the spreadsheet comes first, and where my remote-seller service does the legwork you can't.
Who this market is for
Most of the investors I work with own between one and five doors, or are thinking about their first. Many live in Charlotte, Atlanta, Greenville or out of state and need someone on the ground they can trust to be straight with them. Some are weighing a lake house that pays for part of itself through rental income.
The common thread is a preference for evidence. I came out of twenty years of running technology and budgets in healthcare; I would rather show you the arithmetic than sell you a story.
Run the numbers on a property
Change any figure and the results update. This is a starting point; I run the same math with real comps and expense history before you make an offer.
Cap rate is net operating income divided by price. Cash-on-cash is annual cash flow divided by cash invested (down payment only; add closing costs for a stricter number). Debt coverage is net operating income divided by annual mortgage payments; lenders usually want 1.2 or better.
Local guidance
The questions I'm asked most in this market, answered the way I'd answer them at your kitchen table.
How do you evaluate a rental?
Three numbers, in plain terms. Cap rate is what the property earns before financing, as a percentage of its price. Cash-on-cash is what your actual cash earns after the mortgage. And the ratio lenders call DSCR is whether the rent comfortably covers the payment. The calculator on this page runs all three; I run them with real comps and real expense history before you make an offer.
What about short-term rentals on Lake Murray?
Ask before you underwrite the income. County ordinances, HOA covenants and lake-community rules differ, and some areas restrict or prohibit short-term rentals. I check the specific parcel's rules first so the numbers you plan on are numbers you can actually collect.
I'm out of state. How does selling work?
My remote-seller service was built for you: video walkthroughs before and after prep, digital signing, vendor coordination for repairs and cleaning, boat-access showings for lake homes, and a written update every week. You see what's happening without getting on a plane.
Will you tell me about taxes?
I'll tell you what to ask, and who to ask. Depreciation, 1031 exchanges and entity structure are questions for a CPA or attorney, and I keep a short list of good ones in the Midlands.
Bring the numbers. I'll bring the comps.
Send the address of a property you're weighing, or tell me what you're looking for, and I'll come back with a written read.