602 Beech Hill Rd · Summerville, SC 29485

$179,900

3 bd · 1.0 ba · 1,343 sqft · SingleFamily public records · 241 Days on market

Built 1986 9,147 sqft lot Est $271k · 34% 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 +22.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +7.2/10.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a brick ranch that has been updated and is located in Summerville! Bathroom was updated in 2016, roof 2008, HVAC 2008. Newer LVP flooring throughout home. Updated kitchen in 2018 with newer appliances, new sliding glass door. Converted garage has nice bar and cedar siding on walls. Large deck off kitchen, great for relaxing and grilling out. Large workshop with lots of shelves and power and a fenced back yard. This home is a must see- ready for its new owner. No HOA and No flood, and located in Dorchester District 2 school District. This home is great for first home buyer or investor looking for good rental property. Home has double drive that will hold 4 cars.

Key facts

• Brick rancher
• Converted garage
• Storage shed

Tags

• BRICK RANCHER
• CONVERTED GARAGE
• FENCED BACKYARD
• STORAGE SHED
• DECK

Property features AI

Finance

• HOA & community: Trash service

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Dominion Energy service
• Home design: Single-family detached home; One story; Ground-level entry; Fee simple ownership; Located in the Sprucewood subdivision; Level lot
• Construction: Residential construction
• Exterior features: Wooden fenced, enclosed yard; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 1 bathroom
• Interior features: Eat-in kitchen; Family room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Beech Hill Elementary (math 67% / reading 72%, grade A-, #38 of 597 statewide, top 7%, 1,101 students, 34% FRL); East Edisto Middle (879 students, 46% FRL); Ashley Ridge High (math 73% / reading 93%, grade A, #18 of 196 statewide, top 9%, 2,542 students, 50% FRL).
• Zoned-school proficiency averages 76% at this address vs 48% district-wide (+29 pts) — the actual schools serving this property are materially stronger than the Dorchester 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 688 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 32% of the median local income ($83k/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 $1k of loan paydown is wiped out by about $5k 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 241 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $50k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $271,286
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Sprucewood Dr	0.09mi	3/1.5	1,399 (+4%)	2mo	$275,000	$197	85
708 Beech Hill Rd	0.21mi	3/1.5	1,287 (-4%)	6mo	$222,000	$172	76
112 E Walnut Cir	0.08mi	3/2.0	1,319 (-2%)	20mo	$279,900	$212	73
310 Sprucewood Dr	0.33mi	3/2.0	1,460 (+9%)	5mo	$298,000	$204	62
201 Maple Dr	0.42mi	3/2.0	1,270 (-5%)	15mo	$302,000	$238	55
117 Maple Dr	0.50mi	3/2.0	1,506 (+12%)	4mo	$190,000	$126	49
101 Maple Dr	0.61mi	3/2.0	1,360 (+1%)	23mo	$275,000	$202	46

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-7,987
• Equity at exit: $26,824

10-year hold

• IRR: 6.7%
• Equity multiple: 1.53×
• Total profit: $26,689
• Equity at exit: $15,554

Cash invested: $50,372 (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 29485

• Rents YoY: 3.9%
• Active inventory: 688
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,188 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$412 /mo · $4,947/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $298

Break-even live

Break-even rent $1,811

Max offer price $179,900

Occupancy floor 81%

Sensitivity live

Price	-10% $399	-5% $348	+0% $298	+5% $247	+10% $196
Rent	-10% $125	-5% $211	+0% $298	+5% $384	+10% $470
Rate	-1.0pp $388	-0.5pp $343	base $298	+0.5pp $251	+1.0pp $204

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Pryors Ln Summerville, SC	4.0	2.0	1381	$2,400	$1.74	4d	1	1.32mi
121 Steeple Point Ct Summerville, SC	3.0	2.5	1585	$1,900	$1.20	13d	1	1.34mi

Listing history 31 events

1. 2026-06-22
   days on market $179,900 Active 241 DOM
2. 2026-06-18
   days on market $179,900 Active 238 DOM
3. 2026-06-17
   days on market $179,900 Active 237 DOM
4. 2026-06-16
   days on market $179,900 Active 236 DOM
5. 2026-06-15
   days on market $179,900 Active 235 DOM
6. 2026-06-13
   days on market $179,900 Active 233 DOM
7. 2026-06-13
   remarks 512-char remark
8. 2026-06-13
   days on market $179,900 Active 232 DOM
9. 2026-06-10
   days on market $179,900 Active 230 DOM
10. 2026-06-09
    days on market $179,900 Active 229 DOM
11. 2026-06-08
    days on market $179,900 Active 228 DOM
12. 2026-06-07
    days on market $179,900 Active 227 DOM
13. 2026-06-03
    days on market $179,900 Active 223 DOM
14. 2026-06-01
    days on market $179,900 Active 221 DOM
15. 2026-05-31
    days on market $179,900 Active 220 DOM
16. 2026-05-11
    status Active
17. 2026-05-04
    historical Active Under Contract
18. 2026-02-26
    price $199,900
19. 2026-02-04
    status Active
20. 2026-01-19
    historical Active Under Contract
21. 2026-01-02
    price $209,900
22. 2025-11-26
    price $219,900
23. 2025-10-23
    listed $229,900 Active
24. 2022-01-20
    soldstatus $225,000
25. 2022-01-14
    soldstatus $225,000 Closed 696-char remark

    Show marketing remark (696 chars)

    Great opportunity to own a brick ranch that has been updated and is located in Summerville! Bathroom was updated in 2016, roof 2008, HVAC 2008. Newer LVP flooring throughout home. Updated kitchen in 2018 with newer appliances, new sliding glass door. Converted garage has nice bar and cedar siding on walls. Large deck off kitchen, great for relaxing and grilling out. Large workshop with lots of shelves and power and a fenced back yard. This home is a must see- ready for its new owner. No HOA and No flood, and located in Dorchester District 2 school District. This home is great for first home buyer or investor looking for good rental property. Home has double drive that will hold 4 cars.

26. 2021-12-13
    historical Active Contingent 696-char remark

    Show marketing remark (696 chars)

    Great opportunity to own a brick ranch that has been updated and is located in Summerville! Bathroom was updated in 2016, roof 2008, HVAC 2008. Newer LVP flooring throughout home. Updated kitchen in 2018 with newer appliances, new sliding glass door. Converted garage has nice bar and cedar siding on walls. Large deck off kitchen, great for relaxing and grilling out. Large workshop with lots of shelves and power and a fenced back yard. This home is a must see- ready for its new owner. No HOA and No flood, and located in Dorchester District 2 school District. This home is great for first home buyer or investor looking for good rental property. Home has double drive that will hold 4 cars.

27. 2021-12-06
    listed $225,000 Active 696-char remark

    Show marketing remark (696 chars)

    Great opportunity to own a brick ranch that has been updated and is located in Summerville! Bathroom was updated in 2016, roof 2008, HVAC 2008. Newer LVP flooring throughout home. Updated kitchen in 2018 with newer appliances, new sliding glass door. Converted garage has nice bar and cedar siding on walls. Large deck off kitchen, great for relaxing and grilling out. Large workshop with lots of shelves and power and a fenced back yard. This home is a must see- ready for its new owner. No HOA and No flood, and located in Dorchester District 2 school District. This home is great for first home buyer or investor looking for good rental property. Home has double drive that will hold 4 cars.

28. 2004-09-29
    soldstatus $87,012
29. 2004-09-22
    soldstatus $87,012 501-char remark

    Show marketing remark (501 chars)

    WONDERFUL STARTER HOME. AS YOU WALK IN YOU'LL NOTICE BRAND NEW CARPET THROUGHOUT AS WELL AS NEW PAINT. IN THE DEN, YOU'LL SEE THE WONDERFUL WET BAR AREA WITH ENOUGH ROOM TO ENTERTAIN YOUR GUESTS. THERE'S ALSO A COZY WOOD BURNING STOVE IN FAMILY ROOM TO KEEP YOU WARM AND TOASTY IN THE COLD SEASON. LOTS OF ROOM IN KITCHEN W/ AN ISLAND TO INCREASE COUNTER SPACE. NICE SIZE ROOMS-READY TO MOVE IN! THERE'S ALSO A STORAGE BUILDING OUT BACK WITH POWER. WONDERFUL HOUSE AT AN AWESOME PRICE! DON'T MISS OUT!

30. 2004-08-19
    listed $87,012 501-char remark

    Show marketing remark (501 chars)

    WONDERFUL STARTER HOME. AS YOU WALK IN YOU'LL NOTICE BRAND NEW CARPET THROUGHOUT AS WELL AS NEW PAINT. IN THE DEN, YOU'LL SEE THE WONDERFUL WET BAR AREA WITH ENOUGH ROOM TO ENTERTAIN YOUR GUESTS. THERE'S ALSO A COZY WOOD BURNING STOVE IN FAMILY ROOM TO KEEP YOU WARM AND TOASTY IN THE COLD SEASON. LOTS OF ROOM IN KITCHEN W/ AN ISLAND TO INCREASE COUNTER SPACE. NICE SIZE ROOMS-READY TO MOVE IN! THERE'S ALSO A STORAGE BUILDING OUT BACK WITH POWER. WONDERFUL HOUSE AT AN AWESOME PRICE! DON'T MISS OUT!

31. 1996-12-31
    soldstatus $52,500

ⓘ 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: $4,947 · $412/mo
• Projected year-2 tax: $4,947 · $412/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $26,251
• − Mortgage interest: −$10,077
• − Property taxes: −$4,947
• − Insurance: −$900
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − Depreciation: −$5,233
• Taxable income: $893
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $3,356/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): 58,507
• Household income: $82,987
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1302.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 7% Two or more races 7% Asian 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Chinese 1% Russian/Polish/Slavic 1%

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: ▼ -305.43%
• Current HPI: 210.8607
• Rent YoY: ▲ 3.93%
• 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

+280.8% since first listed

16 events — show timeline

• 2026-05-11 Relisted — Charleston Trident MLS
• 2026-05-04 Contingent — Charleston Trident MLS
• 2026-02-26 Price Changed $199,900 Charleston Trident MLS
• 2026-02-04 Relisted — Charleston Trident MLS
• 2026-01-19 Contingent — Charleston Trident MLS
• 2026-01-02 Price Changed $209,900 Charleston Trident MLS
• 2025-11-26 Price Changed $219,900 Charleston Trident MLS
• 2025-10-23 Listed $229,900 Charleston Trident MLS
• 2022-01-20 Sold (Public Records) $225,000 Public Records
• 2022-01-14 Sold (MLS) $225,000 Charleston Trident MLS
• 2021-12-13 Contingent — Charleston Trident MLS
• 2021-12-06 Listed $225,000 Charleston Trident MLS
• 2004-09-29 Sold (Public Records) $87,012 Public Records
• 2004-09-22 Sold (MLS) $87,012 Charleston Trident MLS
• 2004-08-19 Listed $87,012 Charleston Trident MLS
• 1996-12-31 Sold (Public Records) $52,500 Public Records

Property tax history

+20.7%/yr

Latest (2025): $4,947 · +2.1% YoY. Source: county tax records.