607 Grassy Hill Rd · Summerville, SC 29483

$315,000

3 bd · 2.0 ba · 1,278 sqft · SingleFamily public records · 93 Days on market

Built 2009 7,405 sqft lot Est $307k · at est. $33/mo HOA · 1% 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 +13.9/30.0
• ARV discount +6.3/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful open floor plan located on a pond lot!! Fantastic 3bed 2 bath home in Blackberry Creek. Whether you enjoy your time outside or inside, you will not be disappointed. The inside offers a large kitchen with an open floor plan, ample cabinets and a large pantry. You will also love the smooth ceilings, large master bedroom and the open floor plan. Relax and enjoy sitting on your covered patio or in your hot tub with the serene view of the pond. Seller has also installed a solar fan in the attic, extended the concrete on both sides of driveway, an irrigation system and a wooded privacy fence. Blackberry Creek is a great smaller neighborhood with great walking trails and a picnic area that is available for the community enjoy.

Key facts

• Rain gutters
• Covered patio
• Irrigation system

Tags

• POND LOT
• COVERED PATIO
• FULLY FENCED BACKYARD
• EXTENDED DRIVEWAY SPACE
• IRRIGATION SYSTEM
• RAIN GUTTERS

Property features AI

Finance

• Other: Irrigation equipment; Satellite dish
• HOA & community: Annual association fee of 390; Community park; Walk/jog trails

Exterior

• Parking: 2-car garage; Garage door opener; Total parking for 2 vehicles
• Utilities: Public sewer; Dominion Energy service; Summerville CPW service
• Home design: Single-family detached home; One story; Ground-level entry; Residential property
• Construction: Asphalt roof; Fee simple ownership
• Exterior features: Lawn irrigation system; Rain gutters; Pond on property; Wooden privacy fence (enclosed)

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; ENERGY STAR qualified appliances
• Bedrooms: 3 bedrooms; Primary suite on lower level with ceiling fan and walk-in closet
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air; Attic fan; Natural gas heating
• Interior features: Smooth ceilings; Ceiling fans; Eat-in kitchen; Family room; Pantry; Walk-in closets
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $37 ($450/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 $249k (20.8% below list).
• Recommended offer: $249k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: William M. Reeves Elementary (math 51% / reading 55%, grade C, #138 of 597 statewide, top 24%, 914 students, 62% FRL); Charles B. Dubose Middle (math 30% / reading 45%, grade F, #90 of 229 statewide, top 42%, 950 students, 62% FRL); Summerville High (math 60% / reading 92%, grade A-, #34 of 196 statewide, top 17%, 3,308 students, 59% FRL) — zoned schools average 61% FRL vs 36% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 741 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% 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 $2k of loan paydown is wiped out by about $9k 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 93 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $144k; list at $315k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,388 (20.8% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $306,720
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Grassy Hill Rd	0.01mi	3/2.0	1,255 (-2%)	7mo	$325,000	$259	91
208 Austin Creek Ct	0.05mi	3/2.0	1,303 (+2%)	17mo	$315,000	$242	80
632 Grassy Hill Rd	0.13mi	3/2.0	1,377 (+8%)	12mo	$330,000	$240	71
98 Swanson Dr	0.66mi	3/2.0	1,372 (+7%)	2mo	$289,000	$211	55
110 Young Dr	0.58mi	2/1.5 (-1)	1,300 (+2%)	17mo	$263,723	$203	49
124 Pontoria Dr	0.73mi	3/2.0	1,373 (+7%)	10mo	$300,000	$218	45
131 Ashdown Dr	0.49mi	3/2.0	1,137 (-11%)	21mo	$293,000	$258	41

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-52,600
• Equity at exit: $46,968

10-year hold

• IRR: -11.9%
• Equity multiple: 0.34×
• Total profit: $-58,422
• Equity at exit: $27,235

Cash invested: $88,200 (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 29483

• Home prices YoY: -34.6%
• Rents YoY: 1.4%
• Active inventory: 741
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,494 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$131
• HOA: −$33
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $37

Break-even live

Break-even rent $2,446

Max offer price $315,000

Occupancy floor 94%

Sensitivity live

Price	-10% $216	-5% $127	+0% $37	+5% $-52	+10% $-141
Rent	-10% $-160	-5% $-61	+0% $37	+5% $136	+10% $234
Rate	-1.0pp $196	-0.5pp $118	base $37	+0.5pp $-44	+1.0pp $-127

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
292 Greyback Rd Summerville, SC	3.0	2.0	1500	$2,995	$2.00	4d	1	0.43mi
226 Saint Catherines Ct Unit Carlile Summerville, SC	3.0	2.5	1540	$2,100	$1.36	25d	1	0.90mi
226 Saint Catherines Ct Unit Retreat Summerville, SC	3.0	2.5	1540	$2,000	$1.30	25d	1	0.90mi
1000 N Pine St Summerville, SC	3.0	1.0–3.0	1036	$2,760	$2.66	4d	92	1.50mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 24 events

1. 2026-06-22
   days on market $315,000 Active 93 DOM
2. 2026-06-18
   days on market $315,000 Active 90 DOM
3. 2026-06-17
   days on market $315,000 Active 89 DOM
4. 2026-06-16
   days on market $315,000 Active 88 DOM
5. 2026-06-15
   days on market $315,000 Active 87 DOM
6. 2026-06-13
   days on market $315,000 Active 85 DOM
7. 2026-06-13
   days on market $315,000 Active 84 DOM
8. 2026-06-10
   days on market $315,000 Active 82 DOM
9. 2026-06-09
   days on market $315,000 Active 81 DOM
10. 2026-06-08
    days on market $315,000 Active 80 DOM
11. 2026-06-07
    days on market $315,000 Active 79 DOM
12. 2026-06-03
    days on market $315,000 Active 75 DOM
13. 2026-06-01
    days on market $315,000 Active 73 DOM
14. 2026-05-31
    days on market $315,000 Active 72 DOM
15. 2026-04-03
    price $315,000
16. 2026-03-20
    listed $325,000 Active
17. 2016-03-01
    soldstatus $144,000
18. 2016-02-25
    soldstatus $144,000 Closed 742-char remark

    Show marketing remark (742 chars)

    Beautiful open floor plan located on a pond lot!! Fantastic 3bed 2 bath home in Blackberry Creek. Whether you enjoy your time outside or inside, you will not be disappointed. The inside offers a large kitchen with an open floor plan, ample cabinets and a large pantry. You will also love the smooth ceilings, large master bedroom and the open floor plan. Relax and enjoy sitting on your covered patio or in your hot tub with the serene view of the pond. Seller has also installed a solar fan in the attic, extended the concrete on both sides of driveway, an irrigation system and a wooded privacy fence. Blackberry Creek is a great smaller neighborhood with great walking trails and a picnic area that is available for the community enjoy.

19. 2016-01-21
    historical Active Contingent 742-char remark

    Show marketing remark (742 chars)

    Beautiful open floor plan located on a pond lot!! Fantastic 3bed 2 bath home in Blackberry Creek. Whether you enjoy your time outside or inside, you will not be disappointed. The inside offers a large kitchen with an open floor plan, ample cabinets and a large pantry. You will also love the smooth ceilings, large master bedroom and the open floor plan. Relax and enjoy sitting on your covered patio or in your hot tub with the serene view of the pond. Seller has also installed a solar fan in the attic, extended the concrete on both sides of driveway, an irrigation system and a wooded privacy fence. Blackberry Creek is a great smaller neighborhood with great walking trails and a picnic area that is available for the community enjoy.

20. 2016-01-10
    status Active 742-char remark

    Show marketing remark (742 chars)

    Beautiful open floor plan located on a pond lot!! Fantastic 3bed 2 bath home in Blackberry Creek. Whether you enjoy your time outside or inside, you will not be disappointed. The inside offers a large kitchen with an open floor plan, ample cabinets and a large pantry. You will also love the smooth ceilings, large master bedroom and the open floor plan. Relax and enjoy sitting on your covered patio or in your hot tub with the serene view of the pond. Seller has also installed a solar fan in the attic, extended the concrete on both sides of driveway, an irrigation system and a wooded privacy fence. Blackberry Creek is a great smaller neighborhood with great walking trails and a picnic area that is available for the community enjoy.

21. 2015-12-06
    historical Active Contingent 742-char remark

    Show marketing remark (742 chars)

    Beautiful open floor plan located on a pond lot!! Fantastic 3bed 2 bath home in Blackberry Creek. Whether you enjoy your time outside or inside, you will not be disappointed. The inside offers a large kitchen with an open floor plan, ample cabinets and a large pantry. You will also love the smooth ceilings, large master bedroom and the open floor plan. Relax and enjoy sitting on your covered patio or in your hot tub with the serene view of the pond. Seller has also installed a solar fan in the attic, extended the concrete on both sides of driveway, an irrigation system and a wooded privacy fence. Blackberry Creek is a great smaller neighborhood with great walking trails and a picnic area that is available for the community enjoy.

22. 2015-11-05
    listed $149,900 Active 742-char remark

    Show marketing remark (742 chars)

    Beautiful open floor plan located on a pond lot!! Fantastic 3bed 2 bath home in Blackberry Creek. Whether you enjoy your time outside or inside, you will not be disappointed. The inside offers a large kitchen with an open floor plan, ample cabinets and a large pantry. You will also love the smooth ceilings, large master bedroom and the open floor plan. Relax and enjoy sitting on your covered patio or in your hot tub with the serene view of the pond. Seller has also installed a solar fan in the attic, extended the concrete on both sides of driveway, an irrigation system and a wooded privacy fence. Blackberry Creek is a great smaller neighborhood with great walking trails and a picnic area that is available for the community enjoy.

23. 2015-11-05
    listed $149,900

    Show marketing remark (742 chars)

    Beautiful open floor plan located on a pond lot!! Fantastic 3bed 2 bath home in Blackberry Creek. Whether you enjoy your time outside or inside, you will not be disappointed. The inside offers a large kitchen with an open floor plan, ample cabinets and a large pantry. You will also love the smooth ceilings, large master bedroom and the open floor plan. Relax and enjoy sitting on your covered patio or in your hot tub with the serene view of the pond. Seller has also installed a solar fan in the attic, extended the concrete on both sides of driveway, an irrigation system and a wooded privacy fence. Blackberry Creek is a great smaller neighborhood with great walking trails and a picnic area that is available for the community enjoy.

24. 2015-11-05
    historical

    Show marketing remark (742 chars)

    Beautiful open floor plan located on a pond lot!! Fantastic 3bed 2 bath home in Blackberry Creek. Whether you enjoy your time outside or inside, you will not be disappointed. The inside offers a large kitchen with an open floor plan, ample cabinets and a large pantry. You will also love the smooth ceilings, large master bedroom and the open floor plan. Relax and enjoy sitting on your covered patio or in your hot tub with the serene view of the pond. Seller has also installed a solar fan in the attic, extended the concrete on both sides of driveway, an irrigation system and a wooded privacy fence. Blackberry Creek is a great smaller neighborhood with great walking trails and a picnic area that is available for the community enjoy.

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: +$397/yr (+$33/mo · 28.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $29,927
• − Mortgage interest: −$17,645
• − Property taxes: −$1,399
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,394
• − Management: −$2,394
• − HOA: −$396
• − Depreciation: −$9,164
• Taxable loss: −$5,040
• Est. tax savings @ 24.0%: +$1,210
• After-tax cash flow: $1,659/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): 59,186
• Household income: $85,750
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 1309.0

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: 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

Price history

+110.1% since first listed

10 events — show timeline

• 2026-04-03 Price Changed $315,000 Charleston Trident MLS
• 2026-03-20 Listed $325,000 Charleston Trident MLS
• 2016-03-01 Sold (Public Records) $144,000 Public Records
• 2016-02-25 Sold (MLS) $144,000 Charleston Trident MLS
• 2016-01-21 Contingent — Charleston Trident MLS
• 2016-01-10 Relisted — Charleston Trident MLS
• 2015-12-06 Contingent — Charleston Trident MLS
• 2015-11-05 Listed $149,900 Charleston Trident MLS
• 2015-11-05 Listing Removed — Charleston Trident MLS
• 2015-11-05 Listed $149,900 Charleston Trident MLS

Property tax history

+4.6%/yr

Latest (2025): $1,399 · +0.0% YoY. Source: county tax records.