1052 Whitlow Blvd · Summerville, SC 29483

$344,000

4 bd · 2.0 ba · 1,958 sqft · SingleFamily public records · 136 Days on market

Built 2009 5,662 sqft lot Est $372k · 8% under $51/mo HOA · 2% of rent ↓ 8% since listing

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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).

• Cash flow +12.8/30.0
• ARV discount +10.9/15.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this absolutely stunning 4 bedroom home located in the highly sought-after Myers Mill neighborhood. Situated just steps away from the community pool and pavilion, this home boasts a NEW HVAC system installed in 2023 and a recently upgraded bathroom.Step inside this beautifully maintained two-story home and be greeted by an inviting open-concept layout, perfect for modern living and entertaining. The kitchen, dining, and living areas seamlessly flow together, creating an ideal space for gatherings and everyday life. The kitchen is both functional and stylish, offering plenty of counter space and storage.Upstairs, you will find three comfortable bedrooms along with a large finished room over the garage (FROG) that can serve as a home theater, game room, office, or fourthbedroom. The primary suite is a peaceful retreat with tray ceiling, tons of natural light and its own ensuite bathroom. A two-car garage provides parking and storage, while the fully fenced backyard and charming front porch offer relaxing spaces for outdoor activities. This home's prime location within the neighborhood is just one block away from the community pool and pavilion, making it a desirable spot for residents. Myers Mill is known for its vibrant community atmosphere, clubhouse, walking trails, and family-friendly amenities. Conveniently located near schools, shopping, and dining in Summerville, this home offers the perfect balance of comfort and convenience. Don't miss out on the opportunity to make this move-in-ready home yours. Schedule a showing today and discover the lifestyle that Myers Mill has to offer. You won't be disappointed!

Key facts

• Myers mill community
• Full front porch
• Neighborhood pool

Tags

• MYERS MILL COMMUNITY
• NEIGHBORHOOD POOL
• UPDATED BATHROOM
• OPEN CONCEPT LAYOUT
• FULLY FENCED BACKYARD
• FULL FRONT PORCH

Property features AI

Finance

• HOA & community: Annual association fee of 607

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Dominion Energy; Dorchester County Water Authority
• Home design: Single-family detached home; Two stories; Located in the Myers Mill subdivision
• Construction: Architectural roof
• Exterior features: Privacy fencing; Interior lot (0 - 0.5 acre); Clubhouse, park, pool, and walk/jog trails in the community

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: 4 bedrooms; Primary bedroom on upper level with ceiling fan, garden tub/shower, and walk-in closet
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central heat (electric heat pump); Central air conditioning
• Interior features: Tray ceilings; Walk-in closets; Ceiling fans; Family room; Finished room over garage (FROG); Separate dining room
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $344k.

Deal economics

• At list price, monthly cash flow is $-29 ($-350/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (19.9% below list).
• Recommended offer: $276k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• 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.
• Zoned schools: Sand Hill Elementary (math 58% / reading 59%, grade B-, #95 of 597 statewide, top 16%, 1,133 students, 42% FRL); Gregg Middle (math 28% / reading 45%, grade F, #98 of 229 statewide, top 43%, 850 students, 76% FRL); Summerville High (math 60% / reading 92%, grade A-, #34 of 196 statewide, top 17%, 3,308 students, 59% FRL) — zoned schools average 59% FRL vs 36% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 741 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $10k 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

• It's been on market 136 days — a 12% lower offer ($303k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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, 97% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,521 (19.9% 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 136 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $372,020
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1034 Whitlow Blvd	0.08mi	3/2.5 (-1)	1,987 (+2%)	9mo	$330,000	$166	80
1054 Whitlow Blvd	0.01mi	5/2.5 (+1)	2,122 (+8%)	0mo	$352,500	$166	78
1007 Whitlow Blvd	0.06mi	3/2.5 (-1)	2,043 (+4%)	12mo	$380,000	$186	73
5058 Blair Rd	0.44mi	4/2.0	1,870 (-4%)	0mo	$369,000	$197	72
8009 Henderson Rd	0.46mi	4/3.0	1,880 (-4%)	1mo	$358,000	$190	67
123 Fall Creek Blvd	0.54mi	3/2.0 (-1)	2,006 (+2%)	10mo	$389,000	$194	57
6003 Snead Ln	0.41mi	3/2.5 (-1)	1,809 (-8%)	7mo	$365,000	$202	56
218 Scotch Range Rd	0.39mi	3/2.0 (-1)	2,136 (+9%)	14mo	$385,000	$180	50
602 Sleepy Hollow Ct	0.68mi	3/2.5 (-1)	2,207 (+13%)	5mo	$435,000	$197	36

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-61,897
• Equity at exit: $51,292

10-year hold

• IRR: -14.1%
• Equity multiple: 0.24×
• Total profit: $-73,383
• Equity at exit: $29,743

Cash invested: $96,320 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,755 medium
• Mortgage (P&I): −$1,804
• Tax from tax record: −$207 /mo · $2,490/yr
• Insurance: −$143
• HOA: −$51
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-29

Break-even live

Break-even rent $2,792

Max offer price $338,845

Occupancy floor 96%

Sensitivity live

Price	-10% $166	-5% $68	+0% $-29	+5% $-127	+10% $-224
Rent	-10% $-247	-5% $-138	+0% $-29	+5% $80	+10% $188
Rate	-1.0pp $144	-0.5pp $58	base $-29	+0.5pp $-118	+1.0pp $-209

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: $86,000
• Closing costs: $10,320
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Cherry Grove Dr Summerville, SC	4.0	2.0	2350	$3,100	$1.32	3d	1	0.92mi
157 Cantona Dr Summerville, SC	3.0	2.5	1737	$2,300	$1.32	24d	1	1.31mi

HOA detail

• Monthly dues: $51 · $612/yr
• Likely covers: pool

Listing history 33 events

1. 2026-06-18
   days on market $344,000 Active 136 DOM
2. 2026-06-17
   days on market $344,000 Active 135 DOM
3. 2026-06-16
   days on market $344,000 Active 134 DOM
4. 2026-06-15
   days on market $344,000 Active 133 DOM
5. 2026-06-13
   days on market $344,000 Active 131 DOM
6. 2026-06-13
   days on market $344,000 Active 130 DOM
7. 2026-06-10
   days on market $344,000 Active 128 DOM
8. 2026-06-09
   days on market $344,000 Active 127 DOM
9. 2026-06-08
   days on market $344,000 Active 126 DOM
10. 2026-06-07
    days on market $344,000 Active 125 DOM
11. 2026-06-03
    days on market $344,000 Active 121 DOM
12. 2026-06-01
    days on market $344,000 Active 119 DOM
13. 2026-05-31
    days on market $344,000 Active 118 DOM
14. 2026-05-03
    price $344,000
15. 2026-02-02
    listed $345,000 Active
16. 2025-07-30
    soldstatus $334,900
17. 2025-07-29
    soldstatus $334,900 Closed 1650-char remark

    Show marketing remark (1650 chars)

    Welcome to this absolutely stunning 4 bedroom home located in the highly sought-after Myers Mill neighborhood. Situated just steps away from the community pool and pavilion, this home boasts a NEW HVAC system installed in 2023 and a recently upgraded bathroom.Step inside this beautifully maintained two-story home and be greeted by an inviting open-concept layout, perfect for modern living and entertaining. The kitchen, dining, and living areas seamlessly flow together, creating an ideal space for gatherings and everyday life. The kitchen is both functional and stylish, offering plenty of counter space and storage.Upstairs, you will find three comfortable bedrooms along with a large finished room over the garage (FROG) that can serve as a home theater, game room, office, or fourthbedroom. The primary suite is a peaceful retreat with tray ceiling, tons of natural light and its own ensuite bathroom. A two-car garage provides parking and storage, while the fully fenced backyard and charming front porch offer relaxing spaces for outdoor activities. This home's prime location within the neighborhood is just one block away from the community pool and pavilion, making it a desirable spot for residents. Myers Mill is known for its vibrant community atmosphere, clubhouse, walking trails, and family-friendly amenities. Conveniently located near schools, shopping, and dining in Summerville, this home offers the perfect balance of comfort and convenience. Don't miss out on the opportunity to make this move-in-ready home yours. Schedule a showing today and discover the lifestyle that Myers Mill has to offer. You won't be disappointed!

18. 2025-06-25
    historical Active Under Contract 1650-char remark

    Show marketing remark (1650 chars)

    Welcome to this absolutely stunning 4 bedroom home located in the highly sought-after Myers Mill neighborhood. Situated just steps away from the community pool and pavilion, this home boasts a NEW HVAC system installed in 2023 and a recently upgraded bathroom.Step inside this beautifully maintained two-story home and be greeted by an inviting open-concept layout, perfect for modern living and entertaining. The kitchen, dining, and living areas seamlessly flow together, creating an ideal space for gatherings and everyday life. The kitchen is both functional and stylish, offering plenty of counter space and storage.Upstairs, you will find three comfortable bedrooms along with a large finished room over the garage (FROG) that can serve as a home theater, game room, office, or fourthbedroom. The primary suite is a peaceful retreat with tray ceiling, tons of natural light and its own ensuite bathroom. A two-car garage provides parking and storage, while the fully fenced backyard and charming front porch offer relaxing spaces for outdoor activities. This home's prime location within the neighborhood is just one block away from the community pool and pavilion, making it a desirable spot for residents. Myers Mill is known for its vibrant community atmosphere, clubhouse, walking trails, and family-friendly amenities. Conveniently located near schools, shopping, and dining in Summerville, this home offers the perfect balance of comfort and convenience. Don't miss out on the opportunity to make this move-in-ready home yours. Schedule a showing today and discover the lifestyle that Myers Mill has to offer. You won't be disappointed!

19. 2025-06-20
    listed $334,900 Active 1650-char remark

    Show marketing remark (1650 chars)

    Welcome to this absolutely stunning 4 bedroom home located in the highly sought-after Myers Mill neighborhood. Situated just steps away from the community pool and pavilion, this home boasts a NEW HVAC system installed in 2023 and a recently upgraded bathroom.Step inside this beautifully maintained two-story home and be greeted by an inviting open-concept layout, perfect for modern living and entertaining. The kitchen, dining, and living areas seamlessly flow together, creating an ideal space for gatherings and everyday life. The kitchen is both functional and stylish, offering plenty of counter space and storage.Upstairs, you will find three comfortable bedrooms along with a large finished room over the garage (FROG) that can serve as a home theater, game room, office, or fourthbedroom. The primary suite is a peaceful retreat with tray ceiling, tons of natural light and its own ensuite bathroom. A two-car garage provides parking and storage, while the fully fenced backyard and charming front porch offer relaxing spaces for outdoor activities. This home's prime location within the neighborhood is just one block away from the community pool and pavilion, making it a desirable spot for residents. Myers Mill is known for its vibrant community atmosphere, clubhouse, walking trails, and family-friendly amenities. Conveniently located near schools, shopping, and dining in Summerville, this home offers the perfect balance of comfort and convenience. Don't miss out on the opportunity to make this move-in-ready home yours. Schedule a showing today and discover the lifestyle that Myers Mill has to offer. You won't be disappointed!

20. 2025-06-13
    historical
21. 2025-05-22
    price $339,000
22. 2025-04-06
    price $349,000
23. 2025-02-17
    listed $355,000 Active
24. 2024-03-08
    historical $2,400
25. 2024-02-07
    listed $2,400
26. 2023-04-10
    historical
27. 2023-03-03
    price $374,900
28. 2023-01-12
    listed $375,000 Active
29. 2020-09-17
    soldstatus $189,900
30. 2020-09-16
    soldstatus $189,900 Closed
31. 2020-08-16
    status Pending
32. 2020-08-13
    listed $189,900 Active
33. 2009-05-06
    soldstatus $374,220

ⓘ 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: $2,490 · $207/mo
• Projected year-2 tax: $2,490 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $33,063
• − Mortgage interest: −$19,269
• − Property taxes: −$2,490
• − Insurance: −$1,720
• − Repairs & maintenance: −$2,645
• − Management: −$2,645
• − HOA: −$612
• − Depreciation: −$10,007
• Taxable loss: −$6,326
• Est. tax savings @ 24.0%: +$1,518
• After-tax cash flow: $1,168/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: 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

Price history

-8.1% since first listed

20 events — show timeline

• 2026-05-03 Price Changed $344,000 Charleston Trident MLS
• 2026-02-02 Listed $345,000 Charleston Trident MLS
• 2025-07-30 Sold (Public Records) $334,900 Public Records
• 2025-07-29 Sold (MLS) $334,900 Charleston Trident MLS
• 2025-06-25 Contingent — Charleston Trident MLS
• 2025-06-20 Listed $334,900 Charleston Trident MLS
• 2025-06-13 Listing Removed — Charleston Trident MLS
• 2025-05-22 Price Changed $339,000 Charleston Trident MLS
• 2025-04-06 Price Changed $349,000 Charleston Trident MLS
• 2025-02-17 Listed $355,000 Charleston Trident MLS
• 2024-03-08 Rental Removed $2,400 TURBOTENANT
• 2024-02-07 Listed for Rent $2,400 TURBOTENANT
• 2023-04-10 Listing Removed — Charleston Trident MLS
• 2023-03-03 Price Changed $374,900 Charleston Trident MLS
• 2023-01-12 Listed $375,000 Charleston Trident MLS
• 2020-09-17 Sold (Public Records) $189,900 Public Records
• 2020-09-16 Sold (MLS) $189,900 Charleston Trident MLS
• 2020-08-16 Pending — Charleston Trident MLS
• 2020-08-13 Listed $189,900 Charleston Trident MLS
• 2009-05-06 Sold (Public Records) $374,220 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,490 · -67.4% YoY. Source: county tax records.