9127 Parlor Dr · Summerville, SC 29456

$265,000

3 bd · 2.0 ba · 1,564 sqft · Townhouse public records · 10 Days on market

Built 2018 2,178 sqft lot Est $239k · 11% over $75/mo HOA · 4% of rent

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Why this score? — see what drove the F 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 +11.7/30.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THE AUGUSTA duplex PLAN will be ready Aug/Sept. Included features: 42'' cabinets, some HW's, granite tops, can lights and much more. This quaint townhome community is located in the sought after Dorchester 2 school district and is convenient to shopping. This townhome is fee simple which makes financing easy. The HOA covers yard maintenance, yearly power washing, and termite bond. *These units are approved for 100% financing for qualified buyers!*

Key facts

• Lush green space
• Separate dining room
• Living areas flow

Tags

• LUSH GREEN SPACE
• GORGEOUS WOODED BACKDROP
• SEPARATE DINING ROOM
• LIVING AREAS FLOW
• PRIMARY SUITE RETREAT
• LOW MAINTENANCE

Property features AI

Finance

• HOA & community: HOA fee of $75 monthly

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Single-family attached (townhouse); Two stories; Ground-level entry
• Construction: Asphalt roof; Fee simple ownership
• Exterior features: Wooded lot; Other storage structure; No additional detached structures indicated

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Pantry
• Bedrooms: 3 bedrooms; Primary bedroom located on the upper level with ceiling fan and multiple/ walk-in closets
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air conditioning; Electric heating with heat pump
• Interior features: Cathedral/vaulted ceilings and smooth ceilings; High ceilings; Ceiling fans; Walk-in closets; Multiple closets; Family room; Entrance foyer; Pantry; Separate dining room
• Laundry & utility: Dedicated laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-77 ($-919/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (22.7% below list).
• Recommended offer: $205k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Oakbrook Elementary (math 33% / reading 38%, grade F, #335 of 597 statewide, top 57%, 595 students, 79% FRL); Oakbrook Middle (math 25% / reading 39%, grade F, #119 of 229 statewide, top 54%, 1,006 students, 67% FRL); Fort Dorchester High (math 58% / reading 88%, grade B+, #44 of 196 statewide, top 23%, 2,312 students, 62% FRL) — zoned schools average 70% FRL vs 36% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 178 active listings in the ZIP; 37 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).
• This rent runs 31% 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.
• Dorchester County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $167k; list at $265k implies a 59% 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 $204,878 (22.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $239,292
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9090 Parlor Dr	0.04mi	3/2.5	1,538 (-2%)	2mo	$212,600	$138	91
9088 Parlor Dr	0.03mi	3/2.5	1,560 (-0%)	10mo	$267,000	$171	88
9079 Parlor Dr	0.11mi	3/2.5	1,530 (-2%)	2mo	$265,000	$173	88
9159 Parlor Dr	0.08mi	3/2.5	1,560 (-0%)	12mo	$277,000	$178	84
108 Spanish Oaks Ln	0.17mi	3/3.5	1,540 (-2%)	2mo	$220,000	$143	82
9049 Parlor Dr	0.15mi	3/2.5	1,560 (-0%)	10mo	$277,500	$178	82
159 Grand Oaks Dr	0.23mi	3/3.5	1,576 (+1%)	1mo	$240,000	$152	81
101 Angel Oaks Ct	0.26mi	3/2.5	1,540 (-2%)	3mo	$235,000	$153	81
154 Grand Oaks Dr	0.21mi	3/3.5	1,540 (-2%)	3mo	$218,000	$142	79
229 Grand Oaks Dr	0.13mi	3/2.5	1,685 (+8%)	6mo	$236,000	$140	74
111 Spanish Oak Ln	0.17mi	3/3.5	1,540 (-2%)	12mo	$236,000	$153	73
265 Grand Oaks Drive Dr	0.17mi	3/2.5	1,685 (+8%)	13mo	$247,500	$147	67

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.37×
• Total profit: $-46,585
• Equity at exit: $39,512

10-year hold

• IRR: -8.8%
• Equity multiple: 0.44×
• Total profit: $-41,716
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$110
• HOA: −$75
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-77

Break-even live

Break-even rent $2,146

Max offer price $251,474

Occupancy floor 99%

Sensitivity live

Price	-10% $73	-5% $-2	+0% $-77	+5% $-152	+10% $-227
Rent	-10% $-238	-5% $-157	+0% $-77	+5% $4	+10% $85
Rate	-1.0pp $57	-0.5pp $-9	base $-77	+0.5pp $-145	+1.0pp $-215

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9155 Parlor Dr Ladson, SC	3.0	2.5	1473	$1,950	$1.32	16d	1	0.10mi
9155 Parlor Dr Ladson, SC	3.0	2.5	1473	$1,950	$1.32	22d	1	0.10mi
251 Grand Oaks Dr Ladson, SC	3.0	3.5	1552	$2,100	$1.35	4d	1	0.10mi
184 Grand Oaks Dr Ladson, SC	3.0	3.5	1552	$2,025	$1.30	4d	1	0.15mi
148 Grand Oaks Dr Ladson, SC	3.0	2.5	1540	$2,149	$1.40	13d	1	0.18mi
9604 Blue Jay Ct Ladson, SC	2.0	2.0	1100	$1,549	$1.41	25d	1	0.32mi
614 Knowledge Dr Ladson, SC	3.0	2.5	1860	$2,550	$1.37	13d	1	0.36mi
805 Sandpiper Dr Unit A Ladson, SC	3.0	2.0	1900	$1,500	$0.79	25d	1	0.38mi
111 Finch St Ladson, SC	3.0	2.0	1400	$2,000	$1.43	25d	1	0.50mi
5208 Copley Cir Summerville, SC	3.0	2.0	1136	$2,100	$1.85	16d	1	0.57mi
325 Midland Pkwy Summerville, SC	1.0–3.0	1.0–2.0	1040	$2,039	$1.96	4d	21	0.60mi
5064 Ballantine Dr Summerville, SC	3.0	3.5	2037	$2,300	$1.13	16d	1	0.65mi
5086 Timicuan Way Summerville, SC	4.0	2.0	1918	$2,595	$1.35	25d	1	0.65mi
108 Henrietta Dr Ladson, SC	4.0	2.0	1429	$2,161	$1.51	16d	1	0.67mi
111 Springview Ln Summerville, SC	1.0–3.0	1.0–2.0	1072	$1,875	$1.75	4d	16	0.89mi
528 Beverly Dr Summerville, SC	3.0	2.5	2180	$2,541	$1.17	4d	1	0.98mi
9570 Eagle Pass Dr Summerville, SC	2.0–3.0	2.5	1502	$2,153	$1.43	11d	9	1.05mi
126 Tuscany Ct Ladson, SC	3.0	2.5	1360	$1,795	$1.32	20d	1	1.09mi
126 Tuscany Ct Ladson, SC	3.0	2.5	1360	$1,795	$1.32	25d	1	1.09mi
4946 Ballantine Dr Summerville, SC	3.0	2.5	1476	$2,100	$1.42	25d	1	1.09mi
111 Coopers Ridge Blvd Ladson, SC	1.0–3.0	1.0–3.0	996	$1,845	$1.85	4d	9	1.09mi
9648 Brandishing Rd Ladson, SC	3.0	2.0	1343	$2,350	$1.75	16d	1	1.13mi
1660 Old Trolley Rd Summerville, SC	1.0–3.0	1.0–2.0	950	$1,795	$1.89	4d	9	1.18mi
4971 Paddy Field Way Ladson, SC	4.0	2.5	2016	$2,481	$1.23	22d	1	1.22mi
583 Travelers Blvd Summerville, SC	2.0	2.5	1250	$1,600	$1.28	25d	1	1.27mi
950 Travelers Blvd Summerville, SC	2.0	1.0	695	$1,509	$2.17	4d	4	1.28mi
4976 Wescott Blvd Summerville, SC	1.0–3.0	1.0–2.0	1055	$1,990	$1.89	4d	19	1.28mi
3825 Ladson Rd Ladson, SC	2.0	2.0	1065	$1,651	$1.55	20d	1	1.35mi
3825 Ladson Rd Ladson, SC	3.0	2.0	1311	$1,923	$1.47	25d	1	1.35mi
3785 Ladson Rd Ladson, SC	1.0–3.0	1.0–2.0	1020	$2,043	$2.00	4d	26	1.38mi
1425 Old Trolley Rd Summerville, SC	1.0–2.0	1.0–2.0	875	$1,631	$1.86	4d	10	1.38mi
321 Shaftesbury Ln Summerville, SC	4.0	2.5	2119	$2,400	$1.13	16d	1	1.38mi
101 Bridge Pointe Ln Summerville, SC	3.0	3.0	1668	$2,267	$1.36	16d	1	1.47mi
101 Bridge Pointe Ln Summerville, SC	2.0	2.0	1154	$1,598	$1.38	4d	1	1.47mi
101 Bridge Pointe Ln Summerville, SC	2.0	3.0	1181	$2,040	$1.73	25d	1	1.47mi
101 Chattum Ct Summerville, SC	4.0	3.0	1767	$2,250	$1.27	25d	1	1.49mi
4830 Wescott Blvd Summerville, SC	2.0	2.0	1052	$1,695	$1.61	11d	1	1.49mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 9 events

1. 2026-06-18
   days on market $265,000 Active 10 DOM
2. 2026-06-17
   days on market $265,000 Active 9 DOM
3. 2026-06-16
   days on market $265,000 Active 8 DOM
4. 2026-06-15
   days on market $265,000 Active 7 DOM
5. 2026-06-13
   days on market $265,000 Active 5 DOM
6. 2026-06-13
   days on market $265,000 Active 4 DOM
7. 2026-06-10
   days on market $265,000 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $265,000 Active 1 DOM

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $1,510 · $126/mo
• Expected delta: +$70/yr (+$6/mo · 4.9%)

ⓘ 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 ≥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: $24,585
• − Mortgage interest: −$14,844
• − Property taxes: −$1,440
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − HOA: −$900
• − Depreciation: −$7,709
• Taxable loss: −$5,567
• Est. tax savings @ 24.0%: +$1,336
• After-tax cash flow: $417/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): 41,214
• Household income: $78,361
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1384.0

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 0.67)
• 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 · 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: ▼ -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

+546.3% since first listed

5 events — show timeline

• 2026-06-08 Listed $265,000 Charleston Trident MLS
• 2018-09-05 Sold (MLS) $166,990 Charleston Trident MLS
• 2018-06-06 Contingent — Charleston Trident MLS
• 2018-04-27 Listed $166,990 Charleston Trident MLS
• 2017-01-31 Sold (Public Records) $41,000 Public Records

Property tax history

+47.7%/yr

Latest (2025): $1,440 · +0.0% YoY. Source: county tax records.