1170 Royle Rd · Ladson, SC 29456

$259,000

3 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 34 Days on market

Built 1993 0.78 ac lot

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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 +7.5/15.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price REDUCED and Home is Vacant and ready to go! Minutes from I-26, Sangaree schools, a home with nearly 2000 s.f. Mature trees in the fully fenced backyard complete with a spacious deck, shed and fire pit for fun and entertainment. Two living areas inside and a master bedroom with 3 closets and garden tub. Separate laundry room with utility sink. Call for financing alternatives; I have 3 different lenders.

Key facts

• Dual sinks
• French doors
• Spacious tub

Tags

• MULTIPLE CLOSETS
• FRENCH DOORS
• DUAL SINKS
• SPACIOUS TUB
• LARGE LAUNDRY ROOM
• OVERSIZED PANTRY

Property features AI

Finance

• Other: .5 - 1 acre lot

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Water and sewer: BCW & SA; Electric service: Dominion Energy
• Home design: Manufactured / Mobile Home (double wide); One level
• Construction: Asphalt roof; Aluminum skirting
• Exterior features: Rain gutters; Above-ground pool; Shed(s); Other structures: no (aside from shed)

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms; Primary bedroom with ceiling fan, garden tub/shower, and multiple closets
• Flooring: Carpet; Luxury vinyl; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning; Heat pump
• Interior features: Blown ceiling insulation; Garden tub with separate shower; Walk-in closet(s); Ceiling fan(s); Family room; Living/dining combo; Pantry; Separate dining room
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $-22 ($-261/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (19.8% below list).
• Recommended offer: $208k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in Ladson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#155 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sangaree Elementary (659 students, 66% FRL); Sangaree Middle (math 20% / reading 34%, grade F, #153 of 229 statewide, top 68%, 826 students, 55% FRL); Stratford High (math 49% / reading 79%, grade B-, #92 of 196 statewide, top 48%, 2,653 students, 42% FRL).
• Market conditions: Rents rising (+3.6%/yr); 178 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/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.
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.
• Current owner paid $120k; list at $259k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $207,592 (19.8% 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 34 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-42,098
• Equity at exit: $38,618

10-year hold

• IRR: -7.0%
• Equity multiple: 0.54×
• Total profit: $-33,219
• Equity at exit: $22,394

Cash invested: $72,520 (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 29456

• Home prices YoY: -15.1%
• Rents YoY: 3.6%
• Active inventory: 178
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$196 /mo · $2,347/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-22

Break-even live

Break-even rent $2,103

Max offer price $255,161

Occupancy floor 96%

Sensitivity live

Price	-10% $125	-5% $52	+0% $-22	+5% $-95	+10% $-168
Rent	-10% $-186	-5% $-104	+0% $-22	+5% $60	+10% $142
Rate	-1.0pp $109	-0.5pp $44	base $-22	+0.5pp $-89	+1.0pp $-157

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Sangaree Pkwy Summerville, SC	2.0–3.0	2.0	1202	$1,377	$1.15	4d	1	0.37mi
1316 Pinyon Pine Dr Ladson, SC	3.0	2.0	1450	$2,000	$1.38	24d	1	0.64mi
312 Macgregor Dr Summerville, SC	3.0	1.0	1300	$1,849	$1.42	12d	1	0.72mi
132 Tabby Creek Cir Summerville, SC	3.0	1.5	1293	$2,031	$1.57	15d	1	0.86mi
1301 Apache Pine Dr Ladson, SC	4.0	2.5	2300	$2,376	$1.03	24d	1	0.86mi
1104 Friartuck Trl Ladson, SC	3.0	2.5	1865	$2,399	$1.29	3d	1	0.88mi
430 Citadel St Ladson, SC	3.0	2.0	1458	$1,931	$1.32	4d	1	0.94mi
206 Longleaf Rd Summerville, SC	3.0	2.0	1260	$1,850	$1.47	4d	1	1.01mi
409 Longstreet St Summerville, SC	4.0	2.5	1683	$2,311	$1.37	24d	1	1.05mi
136 Ponderosa Dr Ladson, SC	3.0	2.0	1400	$1,950	$1.39	15d	1	1.16mi
1000 Marlowe Vista Pl Summerville, SC	1.0–3.0	1.0–3.5	1339	$4,196	$3.13	4d	49	1.19mi
2500 Gault Way Dr Summerville, SC	2.0	1.0–2.0	913	$1,928	$2.11	4d	21	1.25mi
132 Growden Ln Unit 132 Ladson, SC	3.0	2.5	1700	$2,199	$1.29	12d	1	1.30mi
142 Clydesdale Cir Summerville, SC	4.0	2.5	2431	$3,000	$1.23	24d	1	1.45mi
426 Village Park Dr Ladson, SC	4.0	2.5	2352	$2,521	$1.07	12d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $259,000 Active 34 DOM
2. 2026-06-17
   days on market $259,000 Active 33 DOM
3. 2026-06-16
   days on market $259,000 Active 32 DOM
4. 2026-06-15
   days on market $259,000 Active 31 DOM
5. 2026-06-13
   days on market $259,000 Active 29 DOM
6. 2026-06-13
   days on market $259,000 Active 28 DOM
7. 2026-06-10
   days on market $259,000 Active 26 DOM
8. 2026-06-09
   days on market $259,000 Active 25 DOM
9. 2026-06-08
   days on market $259,000 Active 24 DOM
10. 2026-06-07
    days on market $259,000 Active 23 DOM
11. 2026-06-05
    days on market $259,000 Active 20 DOM
12. 2026-06-03
    days on market $259,000 Active 19 DOM
13. 2026-06-03
    days on market $259,000 Active 18 DOM
14. 2026-06-01
    days on market $259,000 Active 17 DOM
15. 2026-05-31
    days on market $259,000 Active 16 DOM
16. 2026-05-15
    listed $259,000 Active
17. 2017-12-28
    soldstatus $120,000
18. 2017-12-27
    soldstatus $120,000 Closed 415-char remark

    Show marketing remark (415 chars)

    Price REDUCED and Home is Vacant and ready to go! Minutes from I-26, Sangaree schools, a home with nearly 2000 s.f. Mature trees in the fully fenced backyard complete with a spacious deck, shed and fire pit for fun and entertainment. Two living areas inside and a master bedroom with 3 closets and garden tub. Separate laundry room with utility sink. Call for financing alternatives; I have 3 different lenders.

19. 2017-11-13
    historical Active Contingent 415-char remark

    Show marketing remark (415 chars)

    Price REDUCED and Home is Vacant and ready to go! Minutes from I-26, Sangaree schools, a home with nearly 2000 s.f. Mature trees in the fully fenced backyard complete with a spacious deck, shed and fire pit for fun and entertainment. Two living areas inside and a master bedroom with 3 closets and garden tub. Separate laundry room with utility sink. Call for financing alternatives; I have 3 different lenders.

20. 2017-10-15
    price $125,000 415-char remark

    Show marketing remark (415 chars)

    Price REDUCED and Home is Vacant and ready to go! Minutes from I-26, Sangaree schools, a home with nearly 2000 s.f. Mature trees in the fully fenced backyard complete with a spacious deck, shed and fire pit for fun and entertainment. Two living areas inside and a master bedroom with 3 closets and garden tub. Separate laundry room with utility sink. Call for financing alternatives; I have 3 different lenders.

21. 2017-07-06
    status Active 415-char remark

    Show marketing remark (415 chars)

    Price REDUCED and Home is Vacant and ready to go! Minutes from I-26, Sangaree schools, a home with nearly 2000 s.f. Mature trees in the fully fenced backyard complete with a spacious deck, shed and fire pit for fun and entertainment. Two living areas inside and a master bedroom with 3 closets and garden tub. Separate laundry room with utility sink. Call for financing alternatives; I have 3 different lenders.

22. 2017-06-13
    historical Active Contingent 415-char remark

    Show marketing remark (415 chars)

    Price REDUCED and Home is Vacant and ready to go! Minutes from I-26, Sangaree schools, a home with nearly 2000 s.f. Mature trees in the fully fenced backyard complete with a spacious deck, shed and fire pit for fun and entertainment. Two living areas inside and a master bedroom with 3 closets and garden tub. Separate laundry room with utility sink. Call for financing alternatives; I have 3 different lenders.

23. 2017-02-28
    listed $134,000 Active 415-char remark

    Show marketing remark (415 chars)

    Price REDUCED and Home is Vacant and ready to go! Minutes from I-26, Sangaree schools, a home with nearly 2000 s.f. Mature trees in the fully fenced backyard complete with a spacious deck, shed and fire pit for fun and entertainment. Two living areas inside and a master bedroom with 3 closets and garden tub. Separate laundry room with utility sink. Call for financing alternatives; I have 3 different lenders.

24. 2015-11-21
    historical
25. 2015-09-03
    historical Active Contingent
26. 2015-08-11
    price $120,000
27. 2015-08-03
    price $126,000
28. 2015-07-09
    price $129,000
29. 2015-05-31
    listed $131,000 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: $2,347 · $196/mo
• Projected year-2 tax: $2,347 · $196/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $24,911
• − Mortgage interest: −$14,508
• − Property taxes: −$2,347
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$7,535
• Taxable loss: −$4,759
• Est. tax savings @ 24.0%: +$1,142
• After-tax cash flow: $881/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — Ladson

• Score: 64/100
• State rank: #155
• US rank: #14552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ladson, SC
• County: Dorchester County · 182,866 people
• City population: 41,214
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 41,214
• Household income: $78,361
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1384.0

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Spanish 10% Other Indo-European 3% Tagalog/Filipino 1%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.17%
• Current HPI: 310.9027
• Rent YoY: ▲ 3.62%
• 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

+97.7% since first listed

14 events — show timeline

• 2026-05-15 Listed $259,000 Charleston Trident MLS
• 2017-12-28 Sold (Public Records) $120,000 Public Records
• 2017-12-27 Sold (MLS) $120,000 Charleston Trident MLS
• 2017-11-13 Contingent — Charleston Trident MLS
• 2017-10-15 Price Changed $125,000 Charleston Trident MLS
• 2017-07-06 Relisted — Charleston Trident MLS
• 2017-06-13 Contingent — Charleston Trident MLS
• 2017-02-28 Listed $134,000 Charleston Trident MLS
• 2015-11-21 Listing Removed — Charleston Trident MLS
• 2015-09-03 Contingent — Charleston Trident MLS
• 2015-08-11 Price Changed $120,000 Charleston Trident MLS
• 2015-08-03 Price Changed $126,000 Charleston Trident MLS
• 2015-07-09 Price Changed $129,000 Charleston Trident MLS
• 2015-05-31 Listed $131,000 Charleston Trident MLS

Property tax history

+18.5%/yr

Latest (2025): $2,347 · +298.3% YoY. Source: county tax records.