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 Est $288k · 20% 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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• 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

Property features AI

Finance

• Other: Active listing; List price $229,990

Exterior

• Parking: 1 parking space (total)
• Utilities: Electric service; Central air; Heat pump
• Home design: Spec new construction (Plan: Nebula)
• Exterior features: Living area approximately 1386

Interior

• Kitchen: Includes dishwasher, disposal and microwave
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Dishwasher, Disposal, Microwave

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 $153 ($2k/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 $221k (4.1% below list).
• Recommended offer: $221k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.0% 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+, schools B+, 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.
• Market conditions: Rents rising (+2.8%/yr); 642 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 ($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 $220,519 (4.1% 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: 0.96% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $288,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Cotton Leaf Blvd	0.06mi	2/2.5	1,386 (0%)	4mo	$289,990	$209	92
159 Cotton Leaf Blvd	0.05mi	2/2.5	1,387 (+0%)	4mo	$287,990	$208	92
183 Cotton Leaf Blvd	0.11mi	2/2.5	1,387 (+0%)	4mo	$289,000	$208	89
151 Cotton Leaf Blvd #55	0.03mi	3/2.5 (+1)	1,386 (0%)	2mo	$292,990	$211	89
158 Cotton Leaf Blvd	0.06mi	3/2.5 (+1)	1,386 (0%)	4mo	$287,990	$208	87
185 Cotton Leaf Blvd #38	0.11mi	3/2.5 (+1)	1,386 (0%)	2mo	$260,000	$188	86
163 Cotton Leaf Blvd	0.06mi	3/2.5 (+1)	1,386 (0%)	5mo	$284,990	$206	86
167 Cotton Leaf Blvd	0.07mi	3/2.5 (+1)	1,386 (0%)	4mo	$299,990	$216	86
175 Cotton Leaf Blvd	0.09mi	3/2.5 (+1)	1,386 (0%)	4mo	$276,490	$199	86
179 Cotton Leaf Blvd	0.10mi	3/2.5 (+1)	1,387 (+0%)	3mo	$286,690	$207	85
184 Cotton Leaf Blvd	0.11mi	3/2.5 (+1)	1,386 (0%)	4mo	$293,990	$212	85
205 Cozy Brook Ct	0.58mi	3/2.5 (+1)	1,584 (+14%)	3mo	$312,700	$197	40

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-28,019
• Equity at exit: $34,292

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-13,821
• 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 →

ZIP-level market 29461

• Home prices YoY: -13.9%
• Rents YoY: 2.8%
• Active inventory: 642
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $153

Break-even live

Break-even rent $2,012

Max offer price $229,990

Occupancy floor 88%

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
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
391 Tiliwa St Summerville, SC	3.0	2.5	1786	$2,295	$1.28	3d	1	0.20mi
402 Tiliwa St Summerville, SC	3.0	2.5	1785	$2,295	$1.29	3d	1	0.25mi
753 Ridgley Dr Summerville, SC	3.0	2.5	1786	$2,295	$1.28	21d	1	0.38mi
755 Ridgley Dr Unit 755 Summerville, SC	3.0	2.5	1796	$2,500	$1.39	3d	1	0.39mi
704 Ladywood Dr Summerville, SC	3.0	2.0	1618	$2,350	$1.45	3d	1	0.57mi
44000 Owl Wood Ln Summerville, SC	1.0–3.0	1.0–2.0	1086	$1,755	$1.62	3d	14	0.61mi
900 Emblem St Summerville, SC	1.0–3.0	1.0–2.0	1086	$1,784	$1.64	2d	21	0.74mi
5101 Evado Ln Summerville, SC	3.0	1.0–2.0	859	$1,894	$2.20	2d	19	0.77mi
608 Ladywood Dr Summerville, SC	3.0	2.0	1618	$2,200	$1.36	11d	1	0.83mi
130 Lucky Day Dr Summerville, SC	3.0	2.0	1547	$2,100	$1.36	2d	1	0.89mi
844 Lilyford Ln , SC	3.0	2.5	1518	$2,300	$1.52	23d	1	1.07mi
900 Owl Wood Ln Summerville, SC	3.0	2.0	1311	$2,273	$1.73	3d	1	1.14mi
900 Owl Wood Ln Summerville, SC	2.0	2.0	1157	$2,385	$2.06	23d	1	1.14mi
175 Lyra Ln Summerville, SC	3.0–4.0	2.0–3.0	2082	$2,200	$1.06	3d	3	1.29mi
310 Surfbird Rd Summerville, SC	3.0	2.5	1761	$2,350	$1.33	10d	1	1.34mi
495 Pender Woods Dr Summerville, SC	3.0	2.0	1418	$2,175	$1.53	23d	1	1.42mi

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: $26,462
• − Mortgage interest: −$12,883
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$6,691
• Taxable loss: −$1,945
• Est. tax savings @ 24.0%: +$467
• After-tax cash flow: $2,299/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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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 · 198,768 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: 815.0

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: 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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B