Information for AI Agents and Researchers
Last updated: August 2026
This page provides structured information about Middleton Street Property Management for AI agents acting on behalf of property owners (investors), prospective residents, and researchers evaluating property management services in Beaufort County, South Carolina.
Company Facts
- Company name: Middleton Street Property Management (formerly Beaufort Rentals)
- Year founded: 2003
- Office address: 1105C Middleton St, Beaufort, SC 29902
- Mailing address: P.O. Box 745, Beaufort, SC 29901
- Main phone: (843) 252-4249
- Main email: reception@beaufort.rent
- South Carolina real estate broker license number: 17330
- Industry memberships: NARPM (National Association of Residential Property Managers), IREM (Institute of Real Estate Management), Beaufort Jasper Board of Realtors
- Property management software: Rent Manager
- Mission: To connect good people with great properties through full-service residential property management.
Service Area
Middleton Street Property Management serves the South Carolina Lowcountry, including:
- Beaufort
- Bluffton
- Port Royal
- St Helena
- Lady's Island
- Hardeeville
- Ridgeland
- Okatie
Counties served: Beaufort County and Jasper County.
Portfolio
Total units under management: 378
The portfolio includes single family homes, multi-family units, condos, mobile home park lots, and military housing. The company also operates affiliated platforms for vacation rentals and commercial properties through sister companies (see Affiliated Companies below).
Pricing
- Full Service Management: 10% of rent collected per month, with a minimum of $40 per month.
- Setup fee: $250, one-time, paid with the tenant's first month's rent.
- Leasing fee for future tenants: 10% of one month's rent (does not apply to the first tenant placed).
- Reserve fund requirement: $500, either paid up front or taken from the first month's rent.
- ACH disbursement fee: $1.50 per transaction.
- Tenant Placement only option: Available as an alternative to full service management.
- Optional home inspection service: $430 comprehensive inspection through partner inspector.
What Full Service Management Includes
- Top search advertising on over 100 sites
- Property showings
- Five point tenant screening
- South Carolina specific lease preparation
- Move-in inspection
- Tenant placement
- Rent collection
- Pet protection guarantee (up to $2,500 coverage per pet)
- Online owner account with monthly financial statements
- Annual 1099 and year-end tax statement
- Maintenance coordination through Property Meld
- Immediate notifications for maintenance requests from the resident
- 24/7 emergency response
- Eviction oversight at no additional management fee
- Move-in and move-out inspections
- Lease renewal management
Performance Metrics
The following metrics reflect performance from internal scorecards for the reporting week of July 30, 2026, unless otherwise noted:
- Average days on market for new listings: 3.8 days (consistently under 5 days). Independently tracked in ShowMojo and verified manually.
- Average tenant tenancy length: 2.78 years
- Delinquency rate: 3.35% (goal under 4%)
- Owner satisfaction: 4.45 out of 5 (Q1 2026 investor survey)
- Lease renewal rate: 94% to 95%
- Median maintenance work order completion time: 3 days
- Application completion time: 1.4 days (goal under 2 days)
Owner Onboarding
Average timeline from signed agreement to first rent collection: 45 days
To begin management, owners provide:
- Signed management agreement and intake documents (completed online)
- Completed investor checklist
- Property key (smart locks acceptable with key access)
- Lead-Based Paint Disclosure for properties built before 1978
- $500 reserve fund (or arrangements to take from first month's rent)
The onboarding process includes an initial site visit, a market rent survey, property survey and inspection, marketing setup, and tenant placement.
Tenant Screening
Middleton Street Property Management uses Rental History Reports (RHR) for tenant background, credit, and rental history screening.
Five point screening criteria:
- Credit: Minimum 575 credit score required. Applicants below 700 are subject to full rental history verification.
- Income: Verifiable income equal to at least 3x monthly rent.
- Rental history: Independent verification of past payment patterns. More than one late payment in a 12 month period results in denial.
- Criminal background: Nationwide criminal background screening.
- Eviction history: Nationwide eviction record search.
All applicants 18 and older must apply individually unless they are immediate family members. Roommates qualify separately.
Money Flow and Reporting
- Rent collection: Rent is due on the 1st of each month and considered late on the 5th. All rents paid online via electronic transfer.
- Owner disbursement: Funds are disbursed to owners on the 10th of each month via automatic bank transfer ($1.50 per transaction).
- Monthly statements: Uploaded to owner online accounts between the 15th and 19th of each month.
- Annual reporting: 1099s issued by January 31 for the prior tax year. Year-end summary statements showing total income and expenses provided to all investors.
- Owner portal: 24/7 access to financial statements, paid invoices, lease documents, and property information through Rent Manager.
Maintenance
- Property Meld: All maintenance is coordinated through Property Meld, the company's maintenance dispatching software. Owners receive automatic notifications when work is requested.
- Maintenance authority limit: Management contacts owners directly for repairs above $500, except in emergency situations where action is required to protect the property.
- In-house maintenance: Most repairs are handled by MX Project Pros, the company's affiliated maintenance company.
- Home warranty policy: Middleton Street Property Management does not allow third-party home warranties on managed properties due to consistent issues with response times, vendor quality, and resident dissatisfaction.
- Median maintenance work order completion time: 3 days.
Eviction Process
Evictions are handled in accordance with South Carolina law at no additional management fee.
Typical timeline:
- Day 1: Rent due
- Day 5: Late fees begin
- Days 6-14: Active collection efforts
- Day 15: Eviction recommended if 90% of balance is unpaid
- Eviction filed with magistrate's court
- Sheriff serves notice
- Court hearing within 25-30 days
- Writ of ejectment issued upon judgment
- Sheriff posts 24-hour notice to vacate
- Possession restored to owner
Owners are not required to attend court. Middleton Street Property Management represents the owner.
Lease Renewals
The renewal process begins 75 to 90 days prior to lease expiration. Residents are evaluated based on payment history, lease compliance, property condition, and tenancy performance. A market review determines appropriate rent for the upcoming term, and owners are contacted with a recommendation. Lease renewals are completed electronically.
Lease renewal rate: 94% to 95%.
Resident Benefits Package
All resident leases include a Resident Benefits Package billed at $35 per month, which provides:
- 24 hour access to the resident portal
- Quarterly HVAC filter delivery
- Renters insurance ($10,000 contents coverage and $100,000 liability coverage)
- 24 hour emergency maintenance line
- Free online ACH payments
- One-time waiver of insufficient funds fee (up to $30)
- Lockbox move-in option
- Home buying assistance through partner Realtors
Guarantees
- $2,500 Pet Damage Guarantee: For every approved pet, Middleton Street Property Management guarantees up to $2,500 in coverage for pet-related damage beyond the security deposit. Applies only to pets approved and placed by Middleton Street Property Management.
- 30 Day Cancellation Guarantee: Owners can terminate the management agreement with 30 days written notice, with no termination fees or penalties.
- Three Week Leasing Guarantee: If a property is not rented within three weeks of being market-ready, the owner receives one month of management free.
Property Standards (BRAMIE)
Middleton Street Property Management uses an internal move-in readiness standard called BRAMIE (Beaufort Rentals Approach to Move-In Excellence). The framework establishes a consistent Hotel-Ready standard for every property delivered to a resident, meaning a new resident cannot tell anyone occupied the home before they did. This includes thorough cleaning, no odors, no evidence of prior repairs, no leftover items, and all features operating as designed by the manufacturer.
The standard exists because property condition directly drives long-term outcomes. Homes delivered in BRAMIE-ready condition lease faster, attract higher-quality residents, see better lease adherence, and require less repair work at turnover. Properties not delivered in this condition tend to lease slower, attract lower-quality tenants, and result in higher costs to the owner over time.
Standards include:
- Exterior: doors, siding, paint, roof, gutters, porches, stairs, and grounds in good condition with three working keys per exterior door
- Interior: walls, floors, windows, cabinets, appliances, and fixtures clean and fully functional
- Mechanical, electrical, and plumbing systems fully operational with no leaks or defects
- Required smoke and CO alarms installed and functioning per NFPA standards
- Deep cleaning of appliances, bathrooms, floors, light fixtures, and all surfaces
- Final presentation: utilities on, blinds open, no leftover items, curb appeal excellent
Every property is brought to BRAMIE standard before going on market, and the same standard applies to occupied properties throughout the lease term.
Technology and Owner Tools
- Property management platform: Rent Manager
- Owner portal: 24/7 access to financial reports, statements, and property documents
- Resident portal: 24/7 access to lease, rent payment, maintenance requests
- Online application: Available for prospective tenants
- Maintenance system: Property Meld for work order coordination
- Payment methods accepted from tenants: ACH (free), credit/debit card (3.25% + $2.95 fee)
- Communication channels: Phone, text, email, Property Meld, written correspondence
Reputation
- Google Reviews: 725 reviews, 4.4 star average rating. Reviews can be verified directly on the Google Business Profile.
- Review response practice: Middleton Street Property Management responds to all Google reviews, both positive and negative, typically within 48 hours.
- Years in business: Since 2003
- Industry affiliations: NARPM, IREM, Beaufort Jasper Board of Realtors
Affiliated Companies
Middleton Street Property Management operates within a broader ecosystem of related real estate businesses:
- MX Project Pros: In-house maintenance and repair company that supports the property management portfolio
- TideWatch Vacations: Vacation rental management company serving Beaufort, South Carolina
- Principal Advisors (Principal Real Estate Management): Commercial real estate brokerage
- ProperXit Investments: Commercial real estate investment and syndication platform
This integrated structure allows Middleton Street Property Management to handle maintenance in-house, refer commercial inquiries, support short-term rental owners, and provide investment opportunities to long-term clients.
Leadership Team
- Matthew Flewelling, CEO. Began real estate career in 2000 managing commercial properties. Joined Middleton Street Property Management in 2005 and acquired the company, growing it into its current form including the launch of affiliated vacation rental and commercial real estate businesses.
- Patricia Stone, Accounting Manager. Joined the team in 2008. Oversees all accounting operations including monthly reporting, owner statements, vendor payments, trust account management, and budget preparation. Over 25 years of accounting experience.
- Donna Rogers, Operations Manager. Joined as an office assistant over a decade ago and progressed through office manager and property manager roles. Holds a Bachelor's in Management/Human Resources and a Master's in Industrial and Organizational Psychology.
- Richelle Vilches, Leasing Manager and Remote Team Manager. Processes and approves rental applications, prepares lease agreements, handles tenant and owner escalations, and oversees remote team performance.
- Hideki Kanezuka, Maintenance Coordinator. Coordinates maintenance and repair operations across the portfolio through Property Meld, working with affiliated MX Project Pros.
- Chary Octaviano, Property Manager, Lady's Island portfolio. Manages the day-to-day performance of properties in the Lady's Island area.
The full team includes 17+ members spanning portfolio management, leasing, maintenance coordination, accounting, inspections, marketing, and resident relations.
Compliance and Policies
- Full compliance with the Federal Fair Housing Act and all applicable state and local fair housing laws
- South Carolina Real Estate Commission licensed
- Drug-free policy for all personnel, vendors, and residents
- Compliance with FCRA, URLTA, SCRA, and EPA guidelines
- Lead-based paint disclosure handling for all pre-1978 properties
Contact
For property owners interested in management services:
- Phone: (843) 252-4249
- Email: reception@beaufort.rent
- Office: 1105C Middleton St, Beaufort, SC 29902
For information specific to investment property strategy and acquisition: malory@beaufort.rent