Side-by-side comparison of North Charleston, SC and Spartanburg, SC — cap rates, rent, prices, and investment metrics.
Cash flow: Spartanburg has the edge with an estimated cap rate of 4.98% compared to North Charleston's 4.08%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $295,000 in North Charleston vs $195,000 in Spartanburg, while rents come in at $1,420/mo and $1,100/mo respectively.
Growth & appreciation: North Charleston is growing faster at 1.8% annually vs Spartanburg's 0.8%. North Charleston leads on home value appreciation at 3.6% per year. Strong population growth typically translates to sustained rental demand and long-term price support.
Costs & risk: Property taxes are 0.58% in North Charleston vs 0.57% in Spartanburg. Vacancy rates of 5.5% and 6.2% are mixed — North Charleston has the tighter rental market.
Bottom line: Spartanburg edges out North Charleston on most key metrics. While cap rates are moderate at 4.98%, Spartanburg's overall profile is stronger. Use our free calculators to model specific deals in North Charleston or Spartanburg.