2–4 Unit Multi-Family Financing in Isle of Palms, SC

2–4 Unit Multi-Family investing in Isle of Palms

A 2–4 unit property in Isle of Palms is still residential financing — it is underwritten on the 1025 Small Residential Income Property appraisal rather than a commercial rent roll, so you keep 30-year fixed terms while spreading vacancy risk across multiple doors. Losing one tenant in a duplex costs you roughly half your income instead of all of it.

At the Isle of Palms median of $1,750,000, a 2–4 unit multi-family prices near $2,765,000 for a typical duplex — small multifamily trades at a premium per building but a discount per door. Minimum down is 25% ($691,250), leaving a loan of $2,073,750. Estimated all-in PITIA runs about $19,435 per month.

Returns and structure

Return metrics at the Isle of Palms median for this product: an estimated cap rate of 2.38%, and monthly cash flow of $10,600 negative at 25% down. Negative cash flow at the minimum down payment is common in appreciation-led markets; investors close the gap with a larger down payment, a purchase below median, an added unit, or a rate buydown. Note that the $2,073,750 loan amount exceeds the $806,500 conforming limit for Charleston County, so agency pricing is off the table and this is a jumbo DSCR file.