Is 1061 Laurel Oaks Dr in Summerville, SC a good investment?

CashFlowRE grades it D with a 5.8% cap rate and $-167/mo modeled cash flow at a $381,400 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 1061 Laurel Oaks Dr?

The modeled cap rate is 5.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $3,183/month, from CashFlowRE's rent model.

D Composite 41.46

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 +10.9/30.0
ARV discount +8.9/15.0
Schools +5.1/10.0
Condition / age +4.0/5.0
1% rule +3.3/10.0
DSCR +3.2/10.0
Livability +3.2/5.0
Rent growth +2.9/5.0
Appreciation +0.0/10.0

$381,400

1061 Laurel Oaks Dr · Summerville, SC 29483

4 bd · 2.0 ba · 1,774 sqft · SingleFamily · 72 Days on market

Built 2026 Good condition 6,098 sqft lot 2-car garage $215/sqft · at area comps Est $394k · at est. $46/mo HOA · 1% of rent ↓ 4% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

The property is located at 1061 Laurel Oaks Dr SUMMERVILLE SC 29483 priced at 378400, the square foot and stories are 1774, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

Key facts

Centrally located
6,098 sq ft lot
2 garage spots

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $381k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $357k (6.3% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (16.5% below list).
Recommended offer: $318k (16.5% below list) — sets the bar for 1% rule.
Cap rate 5.8% 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: Alston-Bailey Elementary (math 38% / reading 44%, grade F, #276 of 597 statewide, top 48%, 715 students, 86% FRL); Alston Middle (math 28% / reading 45%, grade F, #98 of 229 statewide, top 43%, 822 students, 81% FRL); Summerville High (math 60% / reading 92%, grade A-, #34 of 196 statewide, top 17%, 3,308 students, 59% FRL) — zoned schools average 75% FRL vs 36% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: Rents rising (+1.4%/yr); 893 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).
This rent runs 45% of the median local income ($86k/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 $3k of loan paydown is wiped out by about $11k 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

It's been on market 72 days — a 6% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
2 sale attempts 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.

Risks & watch-outs

Climate carrying-cost: severe wind risk, 98% 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 $318,328 (16.5% below list)

Questions for the listing agent

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?
It's been on market 72 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.83% ✗
Cap rate: 5.77%
Cash-on-cash: -1.88%
DSCR: 0.92
GRM: 10.0

CMA / ARV

ARV (median comp): $393,700
List price: $381,400
Delta: -3.12%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 Laurel Oaks Dr	0.00mi	4/2.0	1,774 (0%)	0mo	$393,700	$222	100
1027 Laurel Oaks Dr	0.00mi	4/2.0	1,774 (0%)	2mo	$393,700	$222	99
1007 Laurel Oaks Dr	0.00mi	4/2.0	1,774 (0%)	3mo	$383,400	$216	98
1011 Laurel Oaks Dr	0.00mi	4/2.0	1,774 (0%)	4mo	$391,400	$221	97
1021 Laurel Oaks Dr	0.00mi	4/2.0	1,774 (0%)	4mo	$393,400	$222	96
1009 Laurel Oaks Dr	0.00mi	4/2.0	1,618 (-9%)	4mo	$382,400	$236	82
1015 Laurel Oaks Dr	0.00mi	3/2.0 (-1)	1,618 (-9%)	4mo	$385,400	$238	77
123 Pressley Ave	0.36mi	4/1.0	1,908 (+8%)	4mo	$355,000	$186	63
101 Dukes Ct	0.70mi	3/2.0 (-1)	1,764 (-1%)	3mo	$525,000	$298	59
415 Waring St	0.45mi	4/2.0	2,000 (+13%)	4mo	$407,000	$204	54
710 S Magnolia St	0.44mi	4/2.5	2,035 (+15%)	3mo	$465,000	$229	51
137 White Pine Way	0.72mi	3/2.0 (-1)	1,548 (-13%)	4mo	$393,000	$254	36

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 · 1.45% rent growth · sell at horizon

5-year hold

IRR: -21.2%
Equity multiple: 0.28×
Total profit: $-77,251
Equity at exit: $56,868

10-year hold

IRR: -18.7%
Equity multiple: 0.06×
Total profit: $-100,100
Equity at exit: $32,977

Cash invested: $106,792 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 12 active · 17 under contract
Months of supply: 3.3 mo (31%/mo absorbed)
Median asking: $524,925 ($315/sqft)
Median days on market: 31 d
This list price: 25% of active listings are priced below it
ARV vs active asking: -29.6% vs current asking $/sqft

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

ZIP-level market 29483

Home prices YoY: -34.6%
Rents YoY: 1.4%
Active inventory: 893
Price-to-rent: 10.0×

Monthly cashflow live

Estimated rent: $3,183 high interval (Pro) →
Mortgage (P&I): −$2,000
Tax est. 1.5%: −$477 /mo · $5,721/yr
Insurance: −$159
HOA: −$46
Lot rent: −$0
Vacancy / Maint / Mgmt: −$668
Net cashflow: $-167

Break-even live

Break-even rent $3,395

Max offer price $357,238

Occupancy floor —

Sensitivity live

Price	-10% $97	-5% $-35	+0% $-167	+5% $-299	+10% $-431
Rent	-10% $-418	-5% $-293	+0% $-167	+5% $-41	+10% $85
Rate	-1.0pp $25	-0.5pp $-70	base $-167	+0.5pp $-266	+1.0pp $-366

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: $95,350
Closing costs: $11,442
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 S Laurel St Summerville, SC	3.0	2.0	1543	$3,900	$2.53	72d	1	0.04mi
207 W Carolina Ave Summerville, SC	3.0	2.5	2050	$3,000	$1.46	41d	1	0.19mi
117 Pine Grove Ave Summerville, SC	3.0	1.5	2100	$2,800	$1.33	52d	1	0.63mi
121 Grand Palm Ln Summerville, SC	3.0	2.5	1464	$2,100	$1.43	63d	1	1.05mi
131 Boone St Summerville, SC	3.0	2.0	1352	$1,825	$1.35	72d	1	1.10mi
1120 Central Ave Summerville, SC	3.0	2.0	2332	$3,100	$1.33	72d	1	1.33mi

Property features AI

Finance

HOA & community: Annual association fee

Exterior

Parking: 2-car garage
Utilities: Public sewerBerkeley Electric Co-Op powerDorchester County water service
Home design: Single family detachedOne story
Construction: No other structures listed
Exterior features: Fiberglass roofCul-de-sac lotLevel yardLot under 0.5 acre

Interior

Kitchen: DishwasherGas rangeMicrowave
Bedrooms: 4 bedroomsPrimary bedroom on lower level
Flooring: Vinyl
Bathrooms: 2 bathrooms
Heating & cooling: Central airElectric heating
Interior features: High ceilingsKitchen islandWalk-in closetsEat-in kitchenFamily roomLiving/dining comboPantry
Laundry & utility: Washer hookup

Listing history 50 events

2026-08-08

days on market $381,400 Active 72 DOM
2026-08-07

days on market $381,400 Active 71 DOM
2026-08-06

days on market $381,400 Active 70 DOM
2026-08-05

days on market $381,400 Active 69 DOM
2026-08-04

days on market $381,400 Active 68 DOM
2026-08-03

days on market $381,400 Active 67 DOM
2026-07-31

days on market $381,400 Active 64 DOM
2026-07-30

days on market $381,400 Active 62 DOM
2026-07-28

days on market $381,400 Active 61 DOM
2026-07-26

days on market $381,400 Active 59 DOM
2026-07-25

days on market $381,400 Active 58 DOM
2026-07-24

days on market $381,400 Active 57 DOM
2026-07-23

days on market $381,400 Active 56 DOM
2026-07-22

days on market $381,400 Active 55 DOM
2026-07-21

pricedays on market $381,400 Active 54 DOM
2026-07-19

days on market $378,400 Active 51 DOM
2026-07-18

days on market $378,400 Active 50 DOM
2026-07-16

days on market $378,400 Active 49 DOM
2026-07-15

days on market $378,400 Active 48 DOM
2026-07-14

days on market $378,400 Active 47 DOM
2026-07-13

days on market $378,400 Active 46 DOM
2026-07-12

days on market $378,400 Active 45 DOM
2026-07-11

days on market $378,400 Active 44 DOM
2026-07-10

days on market $378,400 Active 43 DOM
2026-07-09

days on market $378,400 Active 42 DOM
2026-07-07

days on market $378,400 Active 40 DOM
2026-07-06

days on market $378,400 Active 39 DOM
2026-07-05

days on market $378,400 Active 38 DOM
2026-07-03

days on market $378,400 Active 36 DOM
2026-07-02

days on market $378,400 Active 35 DOM
2026-07-01

days on market $378,400 Active 34 DOM
2026-06-30

days on market $378,400 Active 33 DOM
2026-06-29

days on market $378,400 Active 32 DOM
2026-06-28

days on market $378,400 Active 31 DOM
2026-06-28

days on market $378,400 Active 30 DOM
2026-06-27

days on market $378,400 Active 29 DOM
2026-06-25

days on market $378,400 Active 27 DOM
2026-06-23

days on market $378,400 Active 25 DOM
2026-06-22

days on market $378,400 Active 24 DOM
2026-06-18

days on market $378,400 Active 21 DOM
2026-06-17

days on market $378,400 Active 20 DOM
2026-06-16

days on market $378,400 Active 19 DOM
2026-06-15

days on market $378,400 Active 18 DOM
2026-06-13

days on market $378,400 Active 16 DOM
2026-06-13

days on market $378,400 Active 15 DOM
2026-06-10

days on market $378,400 Active 13 DOM
2026-06-09

days on market $378,400 Active 12 DOM
2026-06-08

days on market $378,400 Active 11 DOM
2026-06-07

days on market $378,400 Active 10 DOM
2026-06-03

days on market $378,400 Active 6 DOM

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

Climate risk First Street

🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
🔥 Wildfire 1/10 Low
🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $38,199
− Mortgage interest: −$21,364
− Property taxes: −$5,721
− Insurance: −$1,907
− Repairs & maintenance: −$3,056
− Management: −$3,056
− HOA: −$552
− Depreciation: −$11,095
Taxable loss: −$8,552

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,053
After-tax cash flow: $49/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 single-family home in Summerville, SC is in excellent condition with a modern kitchen, well-maintained bathrooms, and a clean interior. It offers a good ROI with minimal maintenance required and potential for value-adding improvements.

Value-add opportunities

Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
Both Add a smart home system — A smart home system can increase the home's value by making it more energy-efficient and convenient for potential buyers/tenants. ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Alston-Bailey Elementary F SC #276/597 Nat'l #19,009/41,679 Middle Alston Middle F SC #98/229 Nat'l #7,065/14,009 High Summerville High A- SC #34/196 Nat'l #1,484/17,239

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

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

Census place: Summerville, SC
County: Dorchester County · 186,982 people
City population: 171,668
Metro: Charleston-North Charleston, SC
Population (ZIP): 59,186
Household income: $85,750
Rent vs Own: 21.4% rent · 78.6% own
Severe rent burden: 16% of renters

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: Predominantly White (68%)
Race & ethnicity: White 68% Black 19% Hispanic / Latino 7% Two or more races 6% Asian 1%
Hispanic origin (detail): Mexican 3% Puerto Rican 1%
Common ancestry: Slovak 3% Lithuanian 3% Romanian 3%
Foreign-born: 5% · Canada
Languages at home: 93% English-only · Spanish 4%

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: ▼ -131.42%
Current HPI: 248.8406
Rent YoY: ▲ 1.45%
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
#370 Sonoco Products Hartsville $6.8B

Price history

-3.8% since first listed

8 events — show timeline

2026-05-28 Listed $378,400 Charleston Trident MLS
2026-05-19 Price Changed $378,400 Zillow
2026-04-07 Price Changed $385,700 Zillow
2026-03-31 Price Changed $384,400 Zillow
2026-03-22 Price Changed $383,400 Zillow
2026-03-18 Price Changed $394,900 Zillow
2026-03-10 Price Changed $393,900 Zillow
2026-02-07 Listed $393,400 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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