Conventional Investment Property Loans in Charleston, SC
Loan-size math and qualifying analysis for Conventional financing on Charleston's $594k median home value. Moderate fit.
Moderate fit for Charleston.
At $594k median, Charleston requires $119k down — capital-intensive but workable for investors with W-2 income and reserves.
Payment on Charleston's $594k median.
| Median home value (Charleston) | $593,739 |
| Assumed LTV | 80% |
| Loan amount | $474,991 |
| Cash to close (down payment) | $118,748 |
| Assumed rate | 6.75% |
| Term | 30-year amortizing |
| Monthly P&I | $3,081/mo |
Does Charleston pencil?
| Median monthly rent (Charleston) | $2,186/mo |
| Property taxes (est. 1.1%/yr) | −$544/mo |
| Insurance (est. 0.5%/yr) | −$247/mo |
| NOI (before debt) | $1,395/mo |
| Debt service | −$3,081/mo |
| DSCR | 0.45 |
Most Conventional lenders require DSCR ≥ 1.10 to fund and ≥ 1.20-1.25 for the best pricing tier. Charleston medians fall below typical lender DSCR floors — a DSCR loan will only work on properties materially below median or with above-market rent.
Conventional financing — the mechanics.
Conforming residential mortgage for non-owner-occupied 1-4 unit properties, sold to Fannie Mae or Freddie Mac. Standard 30-year amortization. The lowest-cost real-estate financing available to most investors.
Lender requires: 680+ FICO, 20-25% down, DTI typically under 45% including the new mortgage, 2 years of W-2 + tax returns, 6 months of reserves per property. Closing in 30-45 days.
How South Carolina law affects this loan.
South Carolina: state income tax up to 6.4%. See full Conventional in South Carolina breakdown.
Frequently asked.
What's the typical Conventional loan size for a property in Charleston?
On Charleston's $594k median home value, a Conventional loan at the standard 80% LTV would be approximately $475k, requiring $119k down.
What's the monthly payment on a typical Conventional loan in Charleston?
Fully-amortizing 30-year payment on a $475k Conventional loan at the typical rate of 6.75% would be approximately $3k/month, excluding taxes and insurance.
Is Charleston a good market for Conventional financing?
At $594k median, Charleston requires $119k down — capital-intensive but workable for investors with W-2 income and reserves.
What credit and reserves do Conventional lenders require for Charleston properties?
Lender requires: 680+ FICO, 20-25% down, DTI typically under 45% including the new mortgage, 2 years of W-2 + tax returns, 6 months of reserves per property. Closing in 30-45 days.
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