135 Cotton Leaf Blvd · Summerville, SC 29461

$229,990

2 bd · 2.0 ba · 1,386 sqft · Townhouse · 4 Days on market

Built 2026 Good condition $166/sqft · 17% below area Est $278k · 17% 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

From the front porch, you enter the home and are immediately greeted by the staircase leading to the second floor, along with access to the one-car garage. Continuing toward the back of the home, you'll find the kitchen, a powder bath, and the open family room. A back patio is located just off the family room, offering space to relax outdoors. Upstairs, the second floor features an additional bedroom with its own walk-in closet and private bath, as well as a conveniently located laundry room. The primary bedroom completes the layout, offering a spacious walk-in closet and a well-appointed primary bath.

Key facts

• Walk-in closet
• Private bath
• Laundry room

Tags

• BACK PATIO
• WALK-IN CLOSET
• PRIVATE BATH
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $216k (5.9% below list).
• Recommended offer: $216k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• 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: Cane Bay Elementary (math 57% / reading 55%, grade C+, #109 of 597 statewide, top 19%, 1,263 students, 28% FRL); Cane Bay Middle (math 29% / reading 47%, grade F, #86 of 229 statewide, top 39%, 1,487 students, 30% FRL); Cane Bay High (math 50% / reading 84%, grade B, #73 of 196 statewide, top 41%, 2,158 students, 28% FRL) — zoned schools average 29% FRL vs 48% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Berkeley 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.8%/yr); 872 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).
• This rent runs 31% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $216,348 (5.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $278,240
• List price: $229,990
• Delta: -17.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Cotton Leaf Blvd #12	0.02mi	3/2.5 (+1)	1,386 (0%)	0mo	$286,990	$207	92
139 Cotton Leaf Blvd #61	0.01mi	3/2.5 (+1)	1,386 (0%)	2mo	$286,990	$207	91
144 Cotton Leaf Blvd #14	0.03mi	3/2.5 (+1)	1,386 (0%)	1mo	$250,000	$180	91
143 Cotton Leaf Blvd #59	0.02mi	3/2.5 (+1)	1,386 (0%)	2mo	$262,990	$190	91
134 Cotton Leaf Blvd #9	0.02mi	3/2.5 (+1)	1,386 (0%)	2mo	$245,000	$177	90
149 Cotton Leaf Blvd #56	0.03mi	3/2.5 (+1)	1,386 (0%)	2mo	$229,990	$166	90
122 Cotton Leaf Blvd #3	0.03mi	3/2.5 (+1)	1,386 (0%)	2mo	$275,990	$199	90
154 Cotton Leaf Blvd #19	0.05mi	3/2.5 (+1)	1,386 (0%)	1mo	$279,990	$202	90
153 Cotton Leaf Blvd #54	0.04mi	3/2.5 (+1)	1,386 (0%)	2mo	$261,990	$189	90
145 Cotton Leaf Blvd #58	0.02mi	3/2.5 (+1)	1,386 (0%)	3mo	$239,990	$173	90
150 Cotton Leaf Blvd #17	0.04mi	3/2.5 (+1)	1,386 (0%)	2mo	$270,990	$196	89
185 Cotton Leaf Blvd #38	0.11mi	3/2.5 (+1)	1,386 (0%)	5mo	$260,000	$188	84

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-30,108
• Equity at exit: $34,292

10-year hold

• IRR: -4.4%
• Equity multiple: 0.72×
• Total profit: $-18,305
• Equity at exit: $19,885

Cash invested: $64,397 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 40 active · 37 under contract
• Months of supply: 8.6 mo (12%/mo absorbed)
• Median asking: $269,990 ($193/sqft)
• Median days on market: 23 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +4.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29461

• Home prices YoY: -13.9%
• Rents YoY: 2.8%
• Active inventory: 872
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $120

Break-even live

Break-even rent $2,012

Max offer price $229,990

Occupancy floor 89%

Sensitivity live

Price	-10% $279	-5% $199	+0% $120	+5% $40	+10% $-39
Rent	-10% $-51	-5% $34	+0% $120	+5% $205	+10% $291
Rate	-1.0pp $236	-0.5pp $178	base $120	+0.5pp $60	+1.0pp $0

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: $57,498
• Closing costs: $6,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
391 Tiliwa St Summerville, SC	3.0	2.5	1786	$2,095	$1.17	71d	1	0.20mi
402 Tiliwa St Summerville, SC	3.0	2.5	1785	$2,000	$1.12	80d	1	0.25mi
753 Ridgley Dr Summerville, SC	3.0	2.5	1786	$2,195	$1.23	62d	1	0.38mi
755 Ridgley Dr Unit 755 Summerville, SC	3.0	2.5	1796	$2,500	$1.39	99d	1	0.39mi
762 Ridgley Dr Summerville, SC	3.0	2.5	1786	$2,300	$1.29	9d	1	0.41mi
135 E Sunrise Ln Summerville, SC	3.0	2.5	1584	$2,150	$1.36	71d	1	0.53mi
704 Ladywood Dr Summerville, SC	3.0	2.0	1618	$2,350	$1.45	99d	1	0.57mi
704 Ladywood Dr Summerville, SC	3.0	2.0	1616	$2,350	$1.45	65d	1	0.57mi
221 Cozy Brook Ct Unit 1 Summerville, SC	3.0	2.5	1524	$2,250	$1.48	65d	1	0.59mi
44000 Owl Wood Ln Summerville, SC	2.0–3.0	2.0	1266	$1,743	$1.38	0d	7	0.61mi
838 Redbud Ln Summerville, SC	3.0	2.5	1816	$2,400	$1.32	9d	1	0.61mi
509 Red Twig Rd Summerville, SC	3.0	2.5	1749	$2,200	$1.26	0d	1	0.67mi
509 Red Twig Rd Summerville, SC	3.0	2.5	1749	$2,200	$1.26	2d	1	0.67mi
928 Woodside Creek Ln Summerville, SC	3.0	2.0	1616	$2,300	$1.42	80d	1	0.73mi
110 Holly Leaf Ln Summerville, SC	3.0	2.0	1616	$2,195	$1.36	9d	1	0.73mi
900 Emblem St Summerville, SC	1.0–3.0	1.0–2.0	1086	$1,795	$1.65	0d	13	0.74mi
412 Eastern Pine Dr Summerville, SC	3.0	2.0	1749	$2,350	$1.34	9d	1	0.76mi
5101 Evado Ln Summerville, SC	3.0	1.0–2.0	1005	$1,937	$1.93	0d	27	0.77mi
608 Ladywood Dr Summerville, SC	3.0	2.0	1618	$2,200	$1.36	107d	1	0.83mi
171 Ivory Shadow Rd Summerville, SC	3.0	2.5	1558	$2,300	$1.48	2d	1	0.87mi
130 Lucky Day Dr Summerville, SC	3.0	2.0	1547	$2,025	$1.31	77d	1	0.89mi
152 Haventree Ct Summerville, SC	3.0	3.0	1524	$2,200	$1.44	7d	1	0.97mi
844 Lilyford Ln , SC	3.0	2.5	1518	$2,300	$1.52	119d	1	1.07mi
900 Owl Wood Ln Summerville, SC	2.0	2.0	1157	$2,385	$2.06	119d	1	1.14mi
900 Owl Wood Ln Summerville, SC	3.0	2.0	1311	$2,273	$1.73	99d	1	1.14mi
900 Owl Wood Ln Summerville, SC	2.0	2.0	1317	$2,132	$1.62	85d	1	1.14mi
900 Owl Wood Ln Summerville, SC	3.0	2.0	1311	$2,274	$1.73	0d	1	1.14mi
274 Godwit Dr Summerville, SC	3.0	2.5	1761	$2,350	$1.33	9d	1	1.30mi
310 Surfbird Rd Summerville, SC	3.0	2.5	1761	$2,295	$1.30	78d	1	1.34mi
495 Pender Woods Dr Summerville, SC	3.0	2.0	1418	$2,175	$1.53	119d	1	1.42mi
613 Polaris Way Summerville, SC	3.0	2.0	1106	$1,200	$1.08	2d	1	1.46mi
475 Pender Woods Dr Summerville, SC	3.0	2.0	1412	$2,150	$1.52	62d	1	1.47mi
534 Plumeria Ln Summerville, SC	3.0	2.0	1700	$2,460	$1.45	2d	1	1.47mi
455 Pender Woods Dr Summerville, SC	3.0–4.0	2.0–3.0	1937	$1,915	$0.99	0d	7	1.47mi

Listing history 1 events

1. 2026-05-31
   days on market $229,990 Active 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,962
• − Mortgage interest: −$12,883
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$6,691
• Taxable loss: −$2,365
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $2,005/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This townhouse is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minor updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Adding smart home features — Improves convenience and adds modern appeal, attracting more buyers/renters. ↑
• Resale Upgrading the kitchen backsplash — A backsplash can add visual interest and value to the kitchen space. ↑
• Resale Upgrading the bathroom fixtures — Modern fixtures can enhance the bathroom's appeal and add value to the property. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Whitesville Elementary F SC #328/597 Nat'l #22,441/41,679 Middle Berkeley Middle F SC #162/229 Nat'l #10,204/14,009 High Berkeley High C+ SC #110/196 Nat'l #3,588/17,239

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

C Composite livability gradescore 63/100

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: Berkeley County · 254,184 people
• City population: 171,668
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 43,816
• Household income: $82,666
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 29% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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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: ▼ -52.95%
• Current HPI: 328.7212
• Rent YoY: ▲ 2.77%
• Metro: Charleston-North Charleston, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B