Investment Property & DSCR Loans in Folly Beach, SC — Investor Guide

Investing in Folly Beach, SC — Market Analysis

Folly Beach is a high-basis market by South Carolina standards, with a median home price around $950,000. Folly Beach is a coastal market, which changes the underwriting in two specific ways: insurance is a far larger line item than an inland comp, and windstorm or flood coverage may be written separately from the hazard policy. Both flow directly into your DSCR ratio.

Buying a rental property in Folly Beach on a DSCR loan means putting a minimum of $190,000 down (20% of purchase price), leaving a loan amount of $760,000 at 80% LTV. At current DSCR investor pricing near 7.50%, principal and interest on that loan runs about $5,314 per month. Add Charleston County property taxes of roughly $776/month, landlord insurance of about $728/month, and an HOA/master-association allowance of $320/month, and your all-in PITIA lands near $7,138/month. That PITIA figure — not the P&I — is what the lender divides your rent into.

A long-term lease in Folly Beach should generate roughly $3,675/month in gross rent. Against a PITIA of $7,138, that produces an estimated DSCR ratio of 0.51x. That is well below the 1.0 threshold on a long-term lease, which is typical for a market at this price point. Financing here generally works one of three ways — a larger down payment, a no-ratio DSCR product, or qualifying on short-term rental revenue instead of long-term rent.

If you intend to operate the property as a short-term rental, estimated gross nightly revenue in Folly Beach is around $7,900/month across a full year. Lenders do not credit gross STR revenue dollar-for-dollar — they typically haircut it 25%–30% for vacancy, cleaning, platform fees, and management. Applying a 28% haircut gives an effective $5,688/month, or a DSCR ratio of 0.80x. Even on short-term revenue this is a tight file, so plan on a larger down payment or a no-ratio structure.

Two South Carolina-specific items to build into your model: South Carolina assesses owner-occupied homes at 4% but non-owner-occupied rentals at 6% and removes the school operating credit, which roughly doubles the tax bill after a rental purchase; coastal counties also require accommodations tax registration for nightly rentals. In Folly Beach specifically, effective property tax on investment property runs around 0.98% of value annually — about $9,310 a year at the median price — and landlord insurance near $8,740 a year.

On return metrics, Folly Beach pencils to an estimated cap rate of 2.88% using a 62% NOI margin, and a gross rent multiplier of 21.5. Monthly cash flow on a long-term lease at 20% down is estimated at $3,463 negative. Negative cash flow at 20% down is common in appreciation-led markets; investors here typically increase the down payment, buy below median, add a unit, or run the property short-term to close the gap.

Investment Loan Options in Folly Beach

DSCR Loan (Debt Service Coverage Ratio): The default investor product in Folly Beach. You qualify on the property's rent, not your W-2s, tax returns, or personal DTI. Minimum 20% down ($190,000 at the $950,000 median), 30-year fixed, interest-only options available on most shelves. No cap on the number of financed properties, and you can take title in an LLC. Lenders use either the appraiser's Form 1007 market rent schedule or your actual signed lease — whichever is lower — to compute the ratio. At the Folly Beach median this file underwrites to about 0.51x on a long-term lease.

Conventional Investment Loan (Fannie/Freddie): Requires full personal income documentation and counts every property you own against your DTI. Minimum 15% down on a single-family investment, 25% on a 2–4 unit ($237,500 here). Pricing near 7.25% is typically better than DSCR, so this is worth running if your tax returns support it and you're under the 10-property Fannie cap. Your $760,000 loan amount sits inside the $806,500 baseline conforming limit, so conforming pricing applies. Title must be in your personal name — no LLC.

STR-Qualified DSCR: A subset of lenders will underwrite Folly Beach on short-term rental revenue rather than long-term rent. They will want twelve months of platform statements (Airbnb/VRBO earnings summaries) on the subject property, or, for a property with no operating history, a third-party market revenue study. Expect 25% down as the floor, six months of PITIA reserves instead of three, and a modest rate add-on. At an estimated $7,900/month gross this path produces roughly 0.80x after the standard revenue haircut — materially better than the long-term-lease number above.

Portfolio / Bank-Statement Investor Loan: For Folly Beach acquisitions that don't fit agency guidelines — unusual property types, sub-0.75 ratios, five-plus units, mixed-use, or borrowers with recent credit events. Portfolio lenders hold the note rather than selling it, so guidelines are negotiable. Down payments typically 25%–30% ($237,500 to $285,000 here), and some shelves underwrite on a DSCR framework while others want a full personal financial review.

House-Hack (2–4 Unit, Owner-Occupied): If you'll live in one unit for at least twelve months, FHA lets you in for 3.5% down ($33,250) and VA for zero down if you're an eligible veteran. You can count 75% of the projected rent from the other units toward qualifying. The baseline FHA limit is $524,225 for a one-unit and rises for 2–4 unit properties, so duplex-through-fourplex acquisitions in Folly Beach usually fit. After the occupancy year you can convert to a pure investment and refinance to DSCR.

DSCR Cash-Out Refinance: If you already own in Folly Beach, a DSCR refi pulls equity to 75% LTV ($712,500 at current value) with no personal income documentation. The most common use is recycling equity from a property bought all-cash or at auction into the next acquisition. Seasoning requirements are typically six months from purchase, though some shelves allow a delayed-financing exception inside that window if you paid cash.

Entity and vesting notes for South Carolina: DSCR closings routinely vest in an LLC, LP, or corporation, with a personal guaranty from the members. Your operating agreement and certificate of good standing need to be in hand before docs. If your entity is registered outside South Carolina, you'll usually need a foreign-entity registration in South Carolina before recording — plan an extra week for that on your first deal in the state.