Property of the Week
1225 Forest Brook Road, Myrtle Beach, SC 29579
Episode Summary
A $305,000 home in Myrtle Beach sounds like a steal—until you start asking questions. In this episode of Property of the Week, Bob Frady and John Siegman run a PropertyLens report on a 43-year-old South Carolina home and uncover why "affordable" doesn't always mean "inexpensive."
The PropertyLens report flagged several concerns that don't appear in the listing:
Unpermitted garage conversion: The listing advertises 4 bedrooms and 3 baths, but county records show 3 bedrooms and 2 baths. That 400+ square foot discrepancy signals a garage-to-master-suite conversion with no permit history on file—and a property tax bill that's likely to jump once the county catches up.
Roof in fair condition with high exposure: At 12 years old with visible staining and debris, the roof sits in a hurricane, hail, and lightning-prone area. A dedicated roof inspection is essential before making an offer.
Replacement cost 3x market value: Insurance replacement estimates come in around $450 per square foot, pushing total replacement cost well above the $305,000 purchase price. That gap can mean underinsurance if buyers don't verify coverage amounts with their agent.
Insurance premium range of $2,200–$13,000: That's up to $1,000/month in potential cost variance. Getting quotes before making an offer is non-negotiable.
No documented system updates: On a 43-year-old home with no permit history and no listed improvements to HVAC, plumbing, or electrical, buyers need to verify what's been touched and what hasn't.
Three Questions to Ask Before Making an Offer
1. Was the garage conversion permitted? If not, who did the work and can they provide documentation?
2. How has the renovation impacted electrical service and sewer capacity?
3. When were major systems last replaced or inspected?
The Bottom Line
This property scores 622 on the PropertyLens scale—a passing grade, but one that comes with a long list of follow-up questions. The home has real potential: a quiet neighborhood, low crime, and nearly half an acre of space. But buyers who assume $1,800/month in total costs may find themselves paying $2,300 or more once insurance, repairs, and tax adjustments hit.
The lesson: run the numbers before you fall in love.
Run Your Own Report: PropertyLens.com
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