433 Armstrong Curve Curv · Summerville, SC 29485

$1,540

4 bd · 4.5 ba · 2,241 sqft · SingleFamily · 4 Days on market

Built 2024 1.00 ac lot $58/mo HOA · 2% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 1 acre lot
• Garage
• Built 2024

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $695 (about $57.92/month)

Exterior

• Parking: Has garage
• Utilities: Private well water
• Home design: Single-family attached residence; One story
• Construction: Cedar construction
• Exterior features: On a creek waterfront; Has view; Underground utilities

Interior

• Bathrooms: 3 full bathrooms; 3 half bathrooms
• Heating & cooling: Central electric air conditioning; Electric baseboard heating
• Interior features: Electric water heater
• Laundry & utility: Laundry located in bathroom, basement, and garage

🏷️ Possibly a rental listed for sale. The $1,540 price doesn't fit this home's estimated sale value (~$354,078) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 1403.7% 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.
• 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.
• Market conditions: Rents rising (+3.9%/yr); 691 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 34% 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 $11 of loan paydown is wiped out by about $46 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $431 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

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

Recommended offer $1,540

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 153.05% ✓
• Cap rate: 1403.69%
• Cash-on-cash: 4990.72%
• DSCR: 223.06
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $354,078
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Aberdeen Cir	0.47mi	4/2.5	2,214 (-1%)	6mo	$350,000	$158	64
311 Aberdeen Cir	0.45mi	4/2.5	2,238 (-0%)	11mo	$355,000	$159	62
415 Aberdeen Cir	0.49mi	4/2.5	2,175 (-3%)	10mo	$360,000	$166	56
208 Waterford Ln	0.56mi	4/2.5	2,250 (+0%)	12mo	$349,000	$155	56
113 Lebsl Ct	0.58mi	4/2.5	2,220 (-1%)	11mo	$339,000	$153	54
127 Macallan Court Ct	0.59mi	4/2.5	2,120 (-5%)	4mo	$319,500	$151	52
119 Macallan Ct	0.62mi	4/2.5	1,908 (-15%)	2mo	$312,500	$164	37

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: —
• Equity multiple: 270.63×
• Total profit: $116,266
• Equity at exit: $230

10-year hold

• IRR: —
• Equity multiple: 599.13×
• Total profit: $257,914
• Equity at exit: $133

Cash invested: $431 (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: 691
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$8
• Tax est. 1.5%: −$2 /mo · $23/yr
• Insurance: −$1
• HOA: −$58
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,793

Break-even live

Break-even rent $87

Max offer price $1,540

Occupancy floor 19%

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: $385
• Closing costs: $46
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 Aberdeen Cir Summerville, SC	4.0	2.5	2189	$2,200	$1.01	3d	1	0.44mi
115 Tyron Rd Summerville, SC	3.0	2.0	1452	$2,200	$1.52	23d	1	0.72mi
132 Avonshire Dr Summerville, SC	4.0	3.0	2446	$2,495	$1.02	2d	1	1.08mi
462 Green Fern Dr Summerville, SC	3.0	2.5	1998	$2,100	$1.05	14d	1	1.12mi
506 Green Fern Dr Summerville, SC	3.0	2.5	1986	$2,300	$1.16	23d	1	1.16mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 3 events

1. 2026-06-09
   days on market $1,540 Active 4 DOM
2. 2026-06-08
   days on market $1,540 Active 3 DOM
3. 2026-06-07
   listed $1,540 Active 2 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: $28,283
• − Mortgage interest: −$86
• − Property taxes: −$23
• − Insurance: −$8
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − HOA: −$696
• − Depreciation: −$45
• Taxable income: $22,900
• Est. tax owed @ 24.0%: −$5,496
• After-tax cash flow: $16,024/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

1 event — show timeline

• 2026-06-05 Listed $1,540 Hive MLS