2202 Sc-61 · Ridgeville, SC 29472

$199,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 51 Days on market

Built 1983 0.60 ac lot ↓ 26% 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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Private Setting. Prime Location. Unlimited Potential. No HOA. Tucked away in a quiet, private setting, this property offers the space and flexibility today's buyers--and savvy investors--are actively searching for. Located in the highly desirable Dorchester District 2 and just minutes from Summerville and Ridgeville, this home is perfectly positioned for both lifestyle and long-term value. Even more compelling: it's near the future Google Data Center development--an area poised for continued growth and demand. Recent upgrades--including a newer roof and brand-new gutters--take care of key expenses upfront. Step outside and you'll find a generously sized backyard framed by mature trees, offe

Key facts

• Private setting
• Prime location
• No hoa

Tags

• PRIVATE SETTING
• PRIME LOCATION
• NO HOA
• GENEROUSLY SIZED BACKYARD
• MATURE TREES

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic tank; Electric service by Edisto Electric
• Home design: Single-family detached home; One story
• Construction: Residential construction
• Exterior features: Asphalt roof; Half- to one-acre lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms, master on lower level
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/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 $192k (3.7% below list).
• Recommended offer: $192k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.2% in Ridgeville — 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 59/100 on livability (#245 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, employment D, amenities 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); East Edisto Middle (879 students, 46% FRL); Summerville High (math 60% / reading 92%, grade A-, #34 of 196 statewide, top 17%, 3,308 students, 59% FRL).
• Zoned-school proficiency averages 67% at this address vs 48% district-wide (+20 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: 190 active listings in the ZIP; 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 51 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,592 (3.7% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-18,132
• Equity at exit: $29,672

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,323
• Equity at exit: $17,206

Cash invested: $55,720 (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 29472

• Home prices YoY: -12.5%
• Active inventory: 190
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,916 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $222

Break-even live

Break-even rent $1,635

Max offer price $199,000

Occupancy floor 83%

Sensitivity live

Price	-10% $335	-5% $278	+0% $222	+5% $166	+10% $109
Rent	-10% $71	-5% $146	+0% $222	+5% $298	+10% $373
Rate	-1.0pp $322	-0.5pp $273	base $222	+0.5pp $170	+1.0pp $118

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $199,000 Active 51 DOM
2. 2026-06-17
   days on market $199,000 Active 50 DOM
3. 2026-06-16
   days on market $199,000 Active 49 DOM
4. 2026-06-15
   days on market $199,000 Active 48 DOM
5. 2026-06-13
   days on market $199,000 Active 46 DOM
6. 2026-06-13
   days on market $199,000 Active 45 DOM
7. 2026-06-10
   days on market $199,000 Active 43 DOM
8. 2026-06-09
   days on market $199,000 Active 42 DOM
9. 2026-06-08
   days on market $199,000 Active 41 DOM
10. 2026-06-07
    days on market $199,000 Active 40 DOM
11. 2026-06-03
    days on market $199,000 Active 36 DOM
12. 2026-06-01
    days on market $199,000 Active 34 DOM
13. 2026-05-31
    days on market $199,000 Active 33 DOM
14. 2026-04-28
    listed $229,000 Active
15. 2026-01-01
    historical
16. 2025-08-29
    price $249,000
17. 2025-07-10
    price $289,000
18. 2025-06-21
    price $299,000
19. 2025-05-31
    listed $310,000 Active

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $1,981 · $165/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $22,991
• − Mortgage interest: −$11,147
• − Property taxes: −$1,981
• − Insurance: −$995
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$5,789
• Taxable loss: −$600
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $2,808/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 — Ridgeville

• Score: 59/100
• State rank: #245
• US rank: #20104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,531

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 0.56)
• Race & ethnicity: White 60% Black 27% Two or more races 7% Hispanic / Latino 6% Native American 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Russian 2% Estonian 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -40.36%
• Current HPI: 282.1478
• Rent YoY: —
• Metro: —
• 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

-26.1% since first listed

6 events — show timeline

• 2026-04-28 Listed $229,000 Charleston Trident MLS
• 2026-01-01 Listing Removed — Charleston Trident MLS
• 2025-08-29 Price Changed $249,000 Charleston Trident MLS
• 2025-07-10 Price Changed $289,000 Charleston Trident MLS
• 2025-06-21 Price Changed $299,000 Charleston Trident MLS
• 2025-05-31 Listed $310,000 Charleston Trident MLS

Property tax history

+3.7%/yr

Latest (2025): $1,981 · +2.0% YoY. Source: county tax records.