323 Bear Paw Ln · Summerville, SC 29486

$374,999

5 bd · 3.0 ba · 2,409 sqft · SingleFamily public records · 83 Days on market

Built 2023 5,227 sqft lot Est $453k · 17% under ↓ 6% since listing

---

Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pine Hills is the tri-county area's most awaited master planned community. Featuring amenities like a resort style pool, walking and bike paths and a campsite, you never have to leave home to feel like you're on vacation. The Robie floorplan features a large living space with a separate dining area and kitchen island, as well as a guest suite on the first floor. You are greeted by a versatile loft on the second floor, as well as the laundry room, primary bedroom with a walk-in closet, and three additional bedrooms. Photos are a depiction of a similar home.

Key facts

• Ample cabinetry
• Full bath
• Large island

Tags

• GUEST BEDROOM
• FULL BATH
• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• LARGE ISLAND
• AMPLE CABINETRY

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-75 ($-897/yr) — negative.
• To cash-flow at today's rent, offer at most $362k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (26.0% below list).
• Recommended offer: $278k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% in Summerville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#167 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+; Watch: amenities F, commute F, health & safety F.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Whitesville Elementary (math 34% / reading 39%, grade F, #328 of 597 statewide, top 55%, 1,031 students, 62% FRL); Berkeley Middle (math 19% / reading 32%, grade F, #162 of 229 statewide, top 71%, 1,403 students, 57% FRL); Berkeley High (math 36% / reading 83%, grade C+, #110 of 196 statewide, top 58%, 1,776 students, 50% FRL).
• Market conditions: Rents rising (+2.7%/yr); 1283 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).
• This rent runs 37% of the median local income ($90k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,560 (26.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.74% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $452,892
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
683 Ladywood Dr	0.26mi	4/2.5 (-1)	2,278 (-5%)	1mo	$382,000	$168	71
539 Still Heights Ln	0.55mi	5/3.0	2,361 (-2%)	2mo	$447,400	$189	70
543 Lake Ridge Blvd	0.49mi	4/2.0 (-1)	2,362 (-2%)	2mo	$444,900	$188	63
175 Horizon Ridge Dr	0.30mi	4/2.5 (-1)	2,203 (-9%)	2mo	$436,900	$198	63
539 Lake Ridge Blvd	0.47mi	4/2.5 (-1)	2,203 (-9%)	2mo	$438,205	$199	55
768 Pisces Ln	0.52mi	5/3.0	2,688 (+12%)	2mo	$459,990	$171	55
204 Hawk Tail Ct	0.61mi	5/3.5	2,632 (+9%)	0mo	$460,000	$175	54
577 Lake Ridge Blvd	0.65mi	5/3.5	2,632 (+9%)	1mo	$472,140	$179	52
330 Willow Run Dr	0.68mi	5/3.5	2,618 (+9%)	1mo	$466,705	$178	51
540 Still Heights Ln	0.57mi	4/2.0 (-1)	2,203 (-9%)	2mo	$431,900	$196	49
169 Bee Tree Blvd	0.66mi	4/2.5 (-1)	2,203 (-9%)	2mo	$432,205	$196	46
224 Parkwood Vista Way	0.72mi	4/2.5 (-1)	2,055 (-15%)	1mo	$375,000	$182	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-66,603
• Equity at exit: $55,914

10-year hold

• IRR: -11.0%
• Equity multiple: 0.35×
• Total profit: $-68,511
• Equity at exit: $32,423

Cash invested: $105,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29486

• Home prices YoY: -15.6%
• Rents YoY: 2.7%
• Active inventory: 1283
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,776 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$145 /mo · $1,736/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $-75

Break-even live

Break-even rent $2,870

Max offer price $361,793

Occupancy floor 98%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Holly Leaf Ln Summerville, SC	5.0	3.0	2409	$2,650	$1.10	3d	1	0.09mi
742 Ladywood Dr Summerville, SC	4.0	2.5	1976	$2,795	$1.41	2d	1	0.20mi
163 Horizon Ridge Dr Moncks Corner, SC	4.0	2.5	2203	$2,600	$1.18	3d	1	0.26mi
729 Long Bluff Rd Summerville, SC	5.0	3.0	2361	$2,800	$1.19	23d	1	0.39mi
121 Blossom Wood Ln Summerville, SC	4.0	2.5	1976	$2,300	$1.16	23d	1	0.46mi
108 Haventree Ct Summerville, SC	4.0	2.5	1792	$2,400	$1.34	23d	1	0.50mi
114 Haventree Ct Summerville, SC	5.0	2.5	2240	$2,600	$1.16	14d	1	0.51mi
175 Lyra Ln Summerville, SC	3.0–4.0	2.0–3.0	2082	$2,450	$1.18	3d	3	0.55mi
229 Grand View Xing Summerville, SC	4.0	2.0	1768	$2,400	$1.36	14d	1	0.72mi
604 Polaris Way Summerville, SC	5.0	3.0	2688	$2,875	$1.07	14d	1	0.75mi
114 Lyra Ln Summerville, SC	5.0	3.0	2704	$2,675	$0.99	2d	1	0.81mi
788 Redbud Ln Summerville, SC	4.0	2.5	2070	$2,500	$1.21	14d	1	0.87mi
461 Navona Dr Summerville, SC	5.0	3.0	2081	$2,710	$1.30	23d	1	0.92mi
591 Spanish Wells Rd Summerville, SC	6.0	3.0	2534	$2,950	$1.16	23d	1	0.97mi
376 Tiliwa St Summerville, SC	5.0	2.5	2400	$2,500	$1.04	23d	1	0.98mi
402 Carrara Dr Summerville, SC	4.0	3.0	2269	$2,600	$1.15	11d	1	1.09mi
421 Sanctuary Park Dr Summerville, SC	4.0	2.5	2896	$2,641	$0.91	3d	1	1.25mi
363 Sanctuary Park Dr Summerville, SC	4.0	2.5	2528	$2,600	$1.03	23d	1	1.36mi
725 Meadowbrook Ln Summerville, SC	5.0	3.0	2670	$2,580	$0.97	10d	1	1.41mi
318 Beachgrass Ln Summerville, SC	4.0	2.5	2645	$2,681	$1.01	3d	1	1.46mi

Listing history 9 events

1. 2025-10-31
   status Pending
2. 2025-09-30
   price $374,999
3. 2025-08-08
   listed $375,000 Active
4. 2025-07-05
   price $378,000
5. 2025-05-09
   listed $383,900 Active
6. 2023-02-27
   soldstatus $384,900 Closed 562-char remark

   Show marketing remark (562 chars)

   Pine Hills is the tri-county area's most awaited master planned community. Featuring amenities like a resort style pool, walking and bike paths and a campsite, you never have to leave home to feel like you're on vacation. The Robie floorplan features a large living space with a separate dining area and kitchen island, as well as a guest suite on the first floor. You are greeted by a versatile loft on the second floor, as well as the laundry room, primary bedroom with a walk-in closet, and three additional bedrooms. Photos are a depiction of a similar home.

7. 2022-11-21
   historical Active Under Contract 562-char remark

   Show marketing remark (562 chars)

   Pine Hills is the tri-county area's most awaited master planned community. Featuring amenities like a resort style pool, walking and bike paths and a campsite, you never have to leave home to feel like you're on vacation. The Robie floorplan features a large living space with a separate dining area and kitchen island, as well as a guest suite on the first floor. You are greeted by a versatile loft on the second floor, as well as the laundry room, primary bedroom with a walk-in closet, and three additional bedrooms. Photos are a depiction of a similar home.

8. 2022-10-21
   price $389,900 562-char remark

   Show marketing remark (562 chars)

   Pine Hills is the tri-county area's most awaited master planned community. Featuring amenities like a resort style pool, walking and bike paths and a campsite, you never have to leave home to feel like you're on vacation. The Robie floorplan features a large living space with a separate dining area and kitchen island, as well as a guest suite on the first floor. You are greeted by a versatile loft on the second floor, as well as the laundry room, primary bedroom with a walk-in closet, and three additional bedrooms. Photos are a depiction of a similar home.

9. 2022-10-20
   listed $399,900 Active 562-char remark

   Show marketing remark (562 chars)

   Pine Hills is the tri-county area's most awaited master planned community. Featuring amenities like a resort style pool, walking and bike paths and a campsite, you never have to leave home to feel like you're on vacation. The Robie floorplan features a large living space with a separate dining area and kitchen island, as well as a guest suite on the first floor. You are greeted by a versatile loft on the second floor, as well as the laundry room, primary bedroom with a walk-in closet, and three additional bedrooms. Photos are a depiction of a similar home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,736 · $145/mo
• Projected year-2 tax: $2,137 · $178/mo
• Expected delta: +$401/yr (+$33/mo · 23.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,307
• − Mortgage interest: −$21,006
• − Property taxes: −$1,736
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,665
• − Management: −$2,665
• − Depreciation: −$10,909
• Taxable loss: −$7,548
• Est. tax savings @ 24.0%: +$1,812
• After-tax cash flow: $914/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — Summerville

• Score: 63/100
• State rank: #167
• US rank: #15058

Category grades

Amenities F Commute F Cost of living B+ Crime B- Employment C Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Berkeley County · 198,768 people
• City population: 171,668
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 53,975
• Household income: $89,578
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 1017.0

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Black 19% Two or more races 10% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.74%
• Current HPI: 285.0567
• Rent YoY: ▲ 2.67%
• Metro: Charleston-North Charleston, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

-6.2% since first listed

9 events — show timeline

• 2025-10-31 Pending — Charleston Trident MLS
• 2025-09-30 Price Changed $374,999 Charleston Trident MLS
• 2025-08-08 Listed $375,000 Charleston Trident MLS
• 2025-07-05 Price Changed $378,000 Charleston Trident MLS
• 2025-05-09 Listed $383,900 Charleston Trident MLS
• 2023-02-27 Sold (MLS) $384,900 Charleston Trident MLS
• 2022-11-21 Contingent — Charleston Trident MLS
• 2022-10-21 Price Changed $389,900 Charleston Trident MLS
• 2022-10-20 Listed $399,900 Charleston Trident MLS

Property tax history

+21.4%/yr

Latest (2025): $1,736 · +3.8% YoY. Source: county tax records.