145 Green Thistle Way · Summerville, SC 29483

$251,820

3 bd · 2.5 ba · 1,935 sqft · Townhouse · 2 Days on market

Built 2026 Good condition Est $325k · 23% under

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Why this score? — see what drove the C 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).

• Cash flow +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home features a modern layout that maximizes space and comfort. On the first floor is the open-concept main living area, which includes a fully equipped kitchen, intimate dining room and a sunny family room with direct patio access. Upstairs a versatile loft for additional entertainment space and all three bedrooms. The owner's suite is a tranquil retreat with a private bathroom and walk-in closet.

Key facts

• Sunny family room
• Private bathroom
• Versatile loft

Tags

• OPEN-CONCEPT MAIN LIVING AREA
• FULLY EQUIPPED KITCHEN
• SUNNY FAMILY ROOM
• DIRECT PATIO ACCESS
• VERSATILE LOFT
• PRIVATE BATHROOM

Property features AI

Finance

• Financial info: List price $251,820

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family property; Active listing
• Exterior features: Living area approximately 1935 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec home (COLEMAN plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $252k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (3.3% below list).
• Recommended offer: $244k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.9% 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+, schools B+, cost of living B+; Watch: amenities F, commute F, health & safety F.
• Dorchester 02 (suburban): math 40% / reading 55% proficiency, ranked #12 of 80 in SC (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.4%/yr); 741 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Dorchester County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,592 (3.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $325,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Dream St	0.74mi	4/2.5 (+1)	2,069 (+7%)	2mo	$320,000	$155	48
121 Dream St	0.73mi	4/2.5 (+1)	1,781 (-8%)	12mo	$300,000	$168	38

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 · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.54×
• Total profit: $-32,785
• Equity at exit: $37,547

10-year hold

• IRR: -6.7%
• Equity multiple: 0.60×
• Total profit: $-28,181
• Equity at exit: $21,773

Cash invested: $70,510 (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 29483

• Home prices YoY: -34.6%
• Rents YoY: 1.4%
• Active inventory: 741
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,436 high
• Mortgage (P&I): −$1,321
• Tax est. 1.5%: −$315 /mo · $3,777/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $184

Break-even live

Break-even rent $2,203

Max offer price $251,820

Occupancy floor 87%

Sensitivity live

Price	-10% $358	-5% $271	+0% $184	+5% $97	+10% $10
Rent	-10% $-8	-5% $88	+0% $184	+5% $280	+10% $377
Rate	-1.0pp $311	-0.5pp $248	base $184	+0.5pp $119	+1.0pp $52

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: $62,955
• Closing costs: $7,555
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 N Pine St Summerville, SC	3.0	1.0–3.0	1036	$2,760	$2.66	4d	92	0.04mi
221 Berwick Dr Summerville, SC	3.0	3.0	2284	$2,500	$1.09	4d	1	0.46mi
226 Saint Catherines Ct Unit Carlile Summerville, SC	3.0	2.5	1540	$2,100	$1.36	24d	1	0.63mi
226 Saint Catherines Ct Unit Retreat Summerville, SC	3.0	2.5	1540	$2,000	$1.30	24d	1	0.63mi
1060 Orangeburg Rd Summerville, SC	2.0–3.0	2.5	1600	$2,350	$1.47	4d	6	0.70mi
212 Longford Dr Summerville, SC	4.0	2.5	2100	$2,450	$1.17	20d	1	0.78mi
708 E Butternut Rd Summerville, SC	3.0	2.0	1700	$2,900	$1.71	11d	1	1.24mi
103 Barberry St Summerville, SC	3.0	2.5	1548	$2,011	$1.30	24d	1	1.40mi
105 Barberry St Summerville, SC	3.0	2.5	1285	$2,050	$1.60	4d	1	1.40mi

Listing history 3 events

1. 2026-06-18
   days on market $251,820 Active 2 DOM
2. 2026-06-16
   remarks 420-char remark
3. 2026-06-16
   listed $251,820 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,231
• − Mortgage interest: −$14,106
• − Property taxes: −$3,777
• − Insurance: −$1,259
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − Depreciation: −$7,326
• Taxable loss: −$1,914
• Est. tax savings @ 24.0%: +$459
• After-tax cash flow: $2,669/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This modern townhouse is in excellent condition with a good layout and ample space. It is move-in ready and has the potential for further updates to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality.
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dorchester 02
• NCES district ID: 4502010
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $57,937
• Composite: 41.41/100
• National rank: #3475
• State rank: #12 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: Dorchester County · 182,866 people
• City population: 171,668
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 59,186
• Household income: $85,750
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 1309.0

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 186,982 people
• By 2030: 203,967 · +9.1%
• By 2040: 237,160 · +26.8%
• By 2050: 267,479 · +43.1%
• By 2075: 333,025 · +78.1%
• By 2100: 366,560 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 19% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 3% Romanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.8% · R 56.4% · Other 1.9%
• 2008→2024 swing: +0.9pp no change · 2008: -15.5pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+10.5 2016: R+17.5 2012: R+16.0 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.42%
• Current HPI: 248.8406
• Rent YoY: ▲ 1.45%
• 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