115 Harolee Ln · Summerville, SC 29485

$227,900

3 bd · 2.0 ba · 1,332 sqft · Townhouse public records · 314 Days on market

Built 2005 1,742 sqft lot Est $258k · 12% under $100/mo HOA · 5% of rent

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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 +13.4/30.0
• ARV discount +12.8/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a spacious 3 bedroom 2.5 bath townhome for under $100,000 in Kittering Commons, a quaint 8 unit townhome community located inside the Quail Arbor neighborhood. Home features a 4'x20' front porch-nice size family room-large eat in kitchen with lots of oak cabinets and counter space, upgraded appliances, tile floor and a large dining space with a sliding patio door which leads to an 8'x12' deck-large master bedroom with a huge walk in closet-master bath features a big 4 foot walk in shower-2 nice size spare bedrooms and a spare bath with a tub shower combination upstairs-powder room off the family room-laundry room. This is a large townhome in a great small community, in Dorchester II school district for a great price! Seller is installing a new white smoothtop range. Please note Seller will not consider offers for the first 5 business days from list date. All offers must be accompanied with a Wells Fargo Mortgage pre-approval letter. Buyer can use other finance sources for their loan and must also have a pre-approval letter from their finance source which states buyer's financing is pre-approved. All cash offers must provide proof of funds and are eligible for an expedited closing of 15 business days pending clear title.

Key facts

• End unit townhome
• X flood zone
• Landscaping included

Tags

• END UNIT TOWNHOME
• REAR DECK
• EN SUITE PRIMARY BEDROOM
• X FLOOD ZONE
• LANDSCAPING INCLUDED
• TERMITE WARRANTY INCLUDED

Property features AI

Finance

• HOA & community: HOA fee of $100 per month

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Dominion Energy service; Summerville CPW service
• Home design: Single family attached (townhouse); Two stories
• Construction: Townhouse construction
• Exterior features: No other detached structures noted; Located in Kittering Commons subdivision

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms; Primary bedroom with ceiling fan(s)
• Flooring: Carpet; Vinyl
• Bathrooms: 3 bathrooms (including half baths)
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Smooth ceilings; Eat-in kitchen
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $228k.

Deal economics

• At list price, monthly cash flow is $5 ($56/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 (15.7% below list).
• Recommended offer: $192k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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+, 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: Summerville Elementary (math 44% / reading 49%, grade D-, #215 of 597 statewide, top 36%, 528 students, 67% FRL); Alston Middle (math 28% / reading 45%, grade F, #98 of 229 statewide, top 43%, 822 students, 81% FRL); Summerville High (math 60% / reading 92%, grade A-, #34 of 196 statewide, top 17%, 3,308 students, 59% FRL) — zoned schools average 69% FRL vs 36% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 688 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 314 days — a 12% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $37k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $228k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $192,044 (15.7% below list)

Questions for the listing agent

1. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.84% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $258,408
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Harolee Ln	0.03mi	3/2.5	1,388 (+4%)	20mo	$240,000	$173	73
483 Martins Creek Blvd	0.73mi	3/2.0	1,265 (-5%)	1mo	$239,990	$190	57
453 Martins Creek Blvd	0.74mi	3/2.5	1,265 (-5%)	0mo	$219,990	$174	55
481 Martins Creek Blvd	0.73mi	3/2.5	1,265 (-5%)	1mo	$269,990	$213	54
451 Martins Creek Blvd	0.74mi	3/2.5	1,285 (-4%)	4mo	$259,000	$202	54
465 Martins Creek Blvd	0.74mi	3/2.5	1,285 (-4%)	4mo	$249,000	$194	54
101 Berry Shoals Dr	0.74mi	3/2.5	1,265 (-5%)	1mo	$289,990	$229	54
475 Martins Creek Blvd	0.73mi	3/2.5	1,265 (-5%)	1mo	$229,990	$182	54

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: -15.2%
• Equity multiple: 0.45×
• Total profit: $-34,828
• Equity at exit: $33,981

10-year hold

• IRR: -5.2%
• Equity multiple: 0.65×
• Total profit: $-22,398
• Equity at exit: $19,705

Cash invested: $63,812 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$1,195
• Tax from tax record: −$122 /mo · $1,469/yr
• Insurance: −$95
• HOA: −$100
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $5

Break-even live

Break-even rent $1,915

Max offer price $227,900

Occupancy floor 95%

Sensitivity live

Price	-10% $134	-5% $69	+0% $5	+5% $-60	+10% $-124
Rent	-10% $-147	-5% $-71	+0% $5	+5% $81	+10% $156
Rate	-1.0pp $119	-0.5pp $63	base $5	+0.5pp $-54	+1.0pp $-114

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: $56,975
• Closing costs: $6,837
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Bosquet Ct Summerville, SC	1.0–3.0	1.0–1.5	940	$1,823	$1.94	4d	15	0.08mi
125 Tiffany Ln Summerville, SC	4.0	2.0	1365	$2,000	$1.47	4d	1	0.50mi
114 Jedi Ln Unit A Summerville, SC	3.0	2.0	1200	$1,695	$1.41	4d	1	0.51mi
101 Langley Dr Unit C Summerville, SC	3.0	2.5	1315	$1,800	$1.37	4d	1	0.52mi
101 Langley Dr Unit C Summerville, SC	3.0	2.5	1320	$1,800	$1.36	25d	1	0.52mi
101 Langley Dr Unit D Summerville, SC	3.0	2.5	1315	$1,900	$1.44	25d	1	0.52mi
1925 Bacons Bridge Rd Summerville, SC	3.0	2.0	1152	$1,524	$1.32	4d	1	0.60mi
121 Langley Dr Unit A Summerville, SC	2.0	1.0	1088	$1,750	$1.61	25d	1	0.60mi
121 Langley Dr Summerville, SC	2.0	1.0	1088	$1,750	$1.61	16d	1	0.60mi
1815 Bacons Bridge Rd Summerville, SC	1.0–3.0	1.0–2.0	925	$1,801	$1.95	16d	7	0.66mi
128 Langley Dr Unit C Summerville, SC	2.0	1.5	1088	$1,750	$1.61	25d	1	0.66mi
305 Chessington Cir Summerville, SC	3.0	2.0	1472	$1,995	$1.36	12d	1	0.70mi
700 Martins Creek Blvd Summerville, SC	1.0–2.0	1.0–2.0	895	$1,673	$1.87	4d	20	0.72mi
467 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,050	$1.60	4d	1	0.76mi
465 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,050	$1.60	4d	1	0.76mi
463 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,050	$1.60	4d	1	0.76mi
451 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,150	$1.67	25d	1	0.76mi
236 Spencer Cir Summerville, SC	4.0	3.0	1542	$2,225	$1.44	25d	1	0.93mi
160 Wainwright Mnr Summerville, SC	3.0	2.5	1867	$2,500	$1.34	25d	1	0.93mi
163 Rosefield Ct Summerville, SC	3.0	2.5	1436	$2,000	$1.39	25d	1	1.02mi
300 Miles Jamison Rd Summerville, SC	2.0	1.5	1200	$1,425	$1.19	25d	1	1.08mi
101 Bridge Pointe Ln Summerville, SC	2.0	3.0	1181	$2,040	$1.73	25d	1	1.13mi
101 Bridge Pointe Ln Summerville, SC	3.0	3.0	1668	$2,267	$1.36	16d	1	1.13mi
101 Bridge Pointe Ln Summerville, SC	2.0	2.0	1154	$1,598	$1.38	4d	1	1.13mi
1425 Old Trolley Rd Summerville, SC	1.0–2.0	1.0–2.0	875	$1,631	$1.86	4d	10	1.23mi
903 Peacock Pl Unit 1 Summerville, SC	3.0	2.0	1156	$1,850	$1.60	13d	1	1.24mi
903 Peacock Pl Unit 1 Summerville, SC	3.0	2.0	1156	$1,850	$1.60	25d	1	1.24mi
123 E Edgefield Dr Summerville, SC	3.0	1.5	1107	$1,900	$1.72	4d	1	1.24mi
136 Susan Dr Unit A Summerville, SC	2.0	1.5	922	$1,495	$1.62	4d	1	1.33mi
137 Susan Dr Summerville, SC	3.0	3.0	1300	$1,550	$1.19	25d	1	1.33mi
137 Susan Dr Unit A Summerville, SC	2.0	1.5	922	$1,400	$1.52	25d	1	1.33mi
137 Susan Dr Unit B Summerville, SC	3.0	2.5	1300	$1,550	$1.19	25d	1	1.33mi
109 Terry Ave Summerville, SC	3.0	2.0	1450	$2,061	$1.42	20d	1	1.39mi
121 Steeple Point Ct Summerville, SC	3.0	2.5	1585	$1,900	$1.20	13d	1	1.44mi
950 Travelers Blvd Summerville, SC	2.0	1.0	695	$1,509	$2.17	4d	4	1.45mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 28 events

1. 2026-06-22
   days on market $227,900 Active 314 DOM
2. 2026-06-18
   days on market $227,900 Active 311 DOM
3. 2026-06-17
   days on market $227,900 Active 310 DOM
4. 2026-06-16
   days on market $227,900 Active 309 DOM
5. 2026-06-15
   days on market $227,900 Active 308 DOM
6. 2026-06-13
   days on market $227,900 Active 306 DOM
7. 2026-06-13
   days on market $227,900 Active 305 DOM
8. 2026-06-10
   days on market $227,900 Active 303 DOM
9. 2026-06-09
   days on market $227,900 Active 302 DOM
10. 2026-06-08
    days on market $227,900 Active 301 DOM
11. 2026-06-07
    days on market $227,900 Active 300 DOM
12. 2026-06-03
    days on market $227,900 Active 296 DOM
13. 2026-06-01
    days on market $227,900 Active 294 DOM
14. 2026-05-31
    days on market $227,900 Active 293 DOM
15. 2026-03-05
    status Active
16. 2026-01-27
    historical Active Under Contract
17. 2026-01-09
    price $237,500
18. 2025-10-07
    price $245,000
19. 2025-09-04
    price $250,000
20. 2025-08-11
    listed $265,000 Active
21. 2015-02-06
    historical
22. 2009-12-09
    soldstatus $90,000 1267-char remark

    Show marketing remark (1267 chars)

    Great opportunity to own a spacious 3 bedroom 2.5 bath townhome for under $100,000 in Kittering Commons, a quaint 8 unit townhome community located inside the Quail Arbor neighborhood. Home features a 4'x20' front porch-nice size family room-large eat in kitchen with lots of oak cabinets and counter space, upgraded appliances, tile floor and a large dining space with a sliding patio door which leads to an 8'x12' deck-large master bedroom with a huge walk in closet-master bath features a big 4 foot walk in shower-2 nice size spare bedrooms and a spare bath with a tub shower combination upstairs-powder room off the family room-laundry room. This is a large townhome in a great small community, in Dorchester II school district for a great price! Seller is installing a new white smoothtop range. Please note Seller will not consider offers for the first 5 business days from list date. All offers must be accompanied with a Wells Fargo Mortgage pre-approval letter. Buyer can use other finance sources for their loan and must also have a pre-approval letter from their finance source which states buyer's financing is pre-approved. All cash offers must provide proof of funds and are eligible for an expedited closing of 15 business days pending clear title.

23. 2009-09-23
    listed $99,000 1267-char remark

    Show marketing remark (1267 chars)

    Great opportunity to own a spacious 3 bedroom 2.5 bath townhome for under $100,000 in Kittering Commons, a quaint 8 unit townhome community located inside the Quail Arbor neighborhood. Home features a 4'x20' front porch-nice size family room-large eat in kitchen with lots of oak cabinets and counter space, upgraded appliances, tile floor and a large dining space with a sliding patio door which leads to an 8'x12' deck-large master bedroom with a huge walk in closet-master bath features a big 4 foot walk in shower-2 nice size spare bedrooms and a spare bath with a tub shower combination upstairs-powder room off the family room-laundry room. This is a large townhome in a great small community, in Dorchester II school district for a great price! Seller is installing a new white smoothtop range. Please note Seller will not consider offers for the first 5 business days from list date. All offers must be accompanied with a Wells Fargo Mortgage pre-approval letter. Buyer can use other finance sources for their loan and must also have a pre-approval letter from their finance source which states buyer's financing is pre-approved. All cash offers must provide proof of funds and are eligible for an expedited closing of 15 business days pending clear title.

24. 2008-06-25
    historical
25. 2008-02-13
    listed $141,000
26. 2006-06-02
    listed $142,500
27. 2006-01-26
    soldstatus $130,740
28. 2005-08-26
    listed $130,740

ⓘ 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: $1,469 · $122/mo
• Projected year-2 tax: $1,469 · $122/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $23,045
• − Mortgage interest: −$12,766
• − Property taxes: −$1,469
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − HOA: −$1,200
• − Depreciation: −$6,630
• Taxable loss: −$3,846
• Est. tax savings @ 24.0%: +$923
• After-tax cash flow: $979/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

• Census place: Summerville, SC
• 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

+81.7% since first listed

14 events — show timeline

• 2026-03-05 Relisted — Charleston Trident MLS
• 2026-01-27 Contingent — Charleston Trident MLS
• 2026-01-09 Price Changed $237,500 Charleston Trident MLS
• 2025-10-07 Price Changed $245,000 Charleston Trident MLS
• 2025-09-04 Price Changed $250,000 Charleston Trident MLS
• 2025-08-11 Listed $265,000 Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2009-12-09 Sold (MLS) $90,000 Charleston Trident MLS
• 2009-09-23 Listed $99,000 Charleston Trident MLS
• 2008-06-25 Listing Removed — Charleston Trident MLS
• 2008-02-13 Listed $141,000 Charleston Trident MLS
• 2006-06-02 Listed $142,500 Charleston Trident MLS
• 2006-01-26 Sold (MLS) $130,740 Charleston Trident MLS
• 2005-08-26 Listed $130,740 Charleston Trident MLS

Property tax history

+4.8%/yr

Latest (2025): $1,469 · +1.4% YoY. Source: county tax records.