165 Green Thistle Way · Summerville, SC 29483

$258,820

3 bd · 2.5 ba · 1,935 sqft · Townhouse · 79 Days on market

Built 2026 Good condition 2-car garage $134/sqft · 11% below area Est $291k · 11% 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 +15.5/30.0
• ARV discount +12.5/15.0
• Schools +5.2/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home features a modern layout that maximizes space and comfort. On the first floor is the open-concept main living area, which includes a fully equipped kitchen, intimate dining room and a sunny family room with direct patio access. Upstairs a versatile loft for additional entertainment space and all three bedrooms. The owner's suite is a tranquil retreat with a private bathroom and walk-in closet.

Key facts

• Sunny family room
• Intimate dining room
• Versatile loft

Tags

• OPEN-CONCEPT MAIN LIVING AREA
• FULLY EQUIPPED KITCHEN
• INTIMATE DINING ROOM
• SUNNY FAMILY ROOM
• DIRECT PATIO ACCESS
• VERSATILE LOFT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $105 ($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 $240k (7.4% below list).
• Recommended offer: $240k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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); 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 69% FRL vs 36% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 978 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 34% 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 $8k 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 79 days — a 6% lower offer ($243k) 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.

Recommended offer $239,669 (7.4% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $291,137
• List price: $258,820
• Delta: -11.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Gaura Ln	0.82mi	3/2.5	1,777 (-8%)	4mo	$275,000	$155	48
159 Dream St	0.74mi	4/2.5 (+1)	2,069 (+7%)	5mo	$320,000	$155	45
102 Dream St	0.70mi	3/3.5	1,724 (-11%)	0mo	$295,000	$171	45
131 Gaura Ln	0.85mi	3/2.5	1,777 (-8%)	10mo	$278,000	$156	43
121 Dream St	0.73mi	4/2.5 (+1)	1,781 (-8%)	15mo	$300,000	$168	35
124 Bright Meadow Rd	0.66mi	4/2.5 (+1)	2,258 (+17%)	8mo	$310,000	$137	33
126 Gaura Ln	0.84mi	3/2.5	1,554 (-20%)	9mo	$265,000	$171	32
116 Bright Meadow Rd	0.64mi	4/2.5 (+1)	2,260 (+17%)	13mo	$315,000	$139	30
116 Gaura Ln	0.82mi	3/2.5	1,644 (-15%)	13mo	$275,000	$167	29
128 Gaura Ln	0.85mi	3/2.5	1,644 (-15%)	16mo	$240,000	$146	27
104 Hickory Ridge Way	1.03mi	3/2.5	1,650 (-15%)	24mo	$273,000	$165	21

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-38,914
• Equity at exit: $38,591

10-year hold

• IRR: -9.6%
• Equity multiple: 0.45×
• Total profit: $-39,790
• Equity at exit: $22,378

Cash invested: $72,470 (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: 20 active · 3 under contract
• Months of supply: 40.0 mo (2%/mo absorbed)
• Median asking: $272,500 ($169/sqft)
• Median days on market: 66 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: -10.9% 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: 978
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,397 high
• Mortgage (P&I): −$1,357
• Tax est. 1.5%: −$324 /mo · $3,882/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $105

Break-even live

Break-even rent $2,264

Max offer price $258,820

Occupancy floor 91%

Sensitivity live

Price	-10% $284	-5% $194	+0% $105	+5% $15	+10% $-74
Rent	-10% $-85	-5% $10	+0% $105	+5% $199	+10% $294
Rate	-1.0pp $235	-0.5pp $171	base $105	+0.5pp $38	+1.0pp $-31

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: $64,705
• Closing costs: $7,765
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 N Pine St Summerville, SC	3.0	1.0–3.0	1036	$2,765	$2.67	0d	82	0.04mi
221 Berwick Dr Summerville, SC	3.0	3.0	2284	$2,500	$1.09	99d	1	0.46mi
147 Cloverleaf St Summerville, SC	4.0	2.5	2356	$2,395	$1.02	78d	1	0.62mi
226 Saint Catherines Ct Unit Retreat Summerville, SC	3.0	2.5	1540	$2,000	$1.30	119d	1	0.63mi
226 Saint Catherines Ct Unit Carlile Summerville, SC	3.0	2.5	1540	$2,100	$1.36	119d	1	0.63mi
2001 Baltusrol Ct Summerville, SC	3.0	2.5	2429	$2,700	$1.11	64d	1	0.70mi
228 Longford Dr Summerville, SC	3.0	2.5	1778	$2,435	$1.37	5d	1	0.72mi
212 Longford Dr Summerville, SC	4.0	2.5	2100	$2,450	$1.17	115d	1	0.78mi
114 Whispering Wood Dr Summerville, SC	4.0	2.5	1885	$2,326	$1.23	64d	1	0.78mi
208 Longford Dr Summerville, SC	4.0	2.5	2156	$2,616	$1.21	64d	1	0.80mi
108 Danielle Ln Summerville, SC	4.0	2.5	2391	$2,750	$1.15	62d	1	0.80mi
134 Trickle Dr Summerville, SC	4.0	2.5	1898	$2,431	$1.28	6d	1	0.84mi
217 Lapping Waters Dr Summerville, SC	3.0	2.0	1372	$1,900	$1.38	0d	1	0.84mi
121 Pemberton Rd Summerville, SC	4.0	3.0	2202	$2,306	$1.05	4d	1	1.18mi
708 E Butternut Rd Summerville, SC	3.0	2.0	1700	$2,900	$1.71	85d	1	1.24mi
708 E Butternut Rd Summerville, SC	3.0	2.0	1750	$2,900	$1.66	6d	1	1.24mi
1465 Central Ave Summerville, SC	4.0	3.0	2226	$2,275	$1.02	3d	1	1.30mi
103 Pine Gate Dr Summerville, SC	3.0	2.5	2400	$2,350	$0.98	1d	1	1.35mi
103 Pine Gate Dr Summerville, SC	4.0	2.5	2400	$2,350	$0.98	5d	1	1.35mi
103 Barberry St Summerville, SC	3.0	2.5	1548	$2,011	$1.30	119d	1	1.40mi
105 Barberry St Summerville, SC	3.0	2.5	1285	$2,050	$1.60	99d	1	1.40mi
228 Myrtle Way Summerville, SC	4.0	2.5	2621	$2,581	$0.98	0d	1	1.40mi
304 Pimpernel St Summerville, SC	3.0	2.5	1642	$2,500	$1.52	1d	1	1.44mi
302 White Gables Dr Summerville, SC	3.0	2.5	2336	$2,915	$1.25	78d	1	1.48mi
201 Hyacinth St Summerville, SC	3.0	2.5	1788	$2,300	$1.29	6d	1	1.49mi

Property features AI

Finance

• Other: Condominium ownership
• HOA & community: HOA fee of $385 per month

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewerServed by Berkeley Electric Co-OpDorchester County water and sewer servicesSummerville CPW
• Home design: Residential condominiumSingle family attachedTwo levelsNew construction
• Construction: Condominium structure
• Exterior features: Partial fencingArchitectural roof

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowave
• Bedrooms: 3 bedroomsPrimary bedroom located on upper level
• Flooring: CarpetVinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air conditioningElectric heating
• Interior features: Smooth ceilingsHigh ceilingsKitchen islandWalk-in closet(s)Family roomEntrance foyerLiving/dining comboLoft
• Laundry & utility: Laundry room with washer and electric dryer hookups

Listing history 50 events

1. 2026-08-14
   pricedays on marketlisting id $258,820 Active 79 DOM
2. 2026-08-13
   days on market $242,820 Active 71 DOM
3. 2026-08-12
   days on market $242,820 Active 70 DOM
4. 2026-08-11
   days on market $242,820 Active 69 DOM
5. 2026-08-10
   days on market $242,820 Active 68 DOM
6. 2026-08-09
   days on market $242,820 Active 67 DOM
7. 2026-08-08
   days on market $242,820 Active 66 DOM
8. 2026-08-07
   pricedays on market $242,820 Active 65 DOM
9. 2026-08-06
   days on market $243,820 Active 64 DOM
10. 2026-08-05
    days on market $243,820 Active 63 DOM
11. 2026-08-04
    days on market $243,820 Active 62 DOM
12. 2026-08-03
    days on market $243,820 Active 61 DOM
13. 2026-07-31
    days on market $243,820 Active 58 DOM
14. 2026-07-30
    days on market $243,820 Active 56 DOM
15. 2026-07-28
    days on market $243,820 Active 55 DOM
16. 2026-07-26
    days on market $243,820 Active 53 DOM
17. 2026-07-25
    days on market $243,820 Active 52 DOM
18. 2026-07-24
    days on market $243,820 Active 51 DOM
19. 2026-07-23
    days on market $243,820 Active 50 DOM
20. 2026-07-22
    days on market $243,820 Active 49 DOM
21. 2026-07-21
    days on market $243,820 Active 48 DOM
22. 2026-07-19
    days on market $243,820 Active 45 DOM
23. 2026-07-18
    days on market $243,820 Active 44 DOM
24. 2026-07-16
    days on market $243,820 Active 43 DOM
25. 2026-07-15
    pricedays on market $243,820 Active 42 DOM
26. 2026-07-14
    pricedays on market $248,820 Active 41 DOM
27. 2026-07-13
    days on market $251,320 Active 40 DOM
28. 2026-07-12
    days on market $251,320 Active 39 DOM
29. 2026-07-11
    days on market $251,320 Active 38 DOM
30. 2026-07-10
    days on market $251,320 Active 37 DOM
31. 2026-07-09
    days on market $251,320 Active 36 DOM
32. 2026-07-07
    days on market $251,320 Active 34 DOM
33. 2026-07-06
    days on market $251,320 Active 33 DOM
34. 2026-07-05
    days on market $251,320 Active 32 DOM
35. 2026-07-03
    days on market $251,320 Active 30 DOM
36. 2026-07-02
    days on market $251,320 Active 29 DOM
37. 2026-07-01
    days on market $251,320 Active 28 DOM
38. 2026-06-30
    days on market $251,320 Active 27 DOM
39. 2026-06-29
    days on market $251,320 Active 26 DOM
40. 2026-06-28
    days on market $251,320 Active 25 DOM
41. 2026-06-28
    days on market $251,320 Active 24 DOM
42. 2026-06-27
    days on market $251,320 Active 23 DOM
43. 2026-06-25
    days on market $251,320 Active 21 DOM
44. 2026-06-23
    days on market $251,320 Active 19 DOM

    Show marketing remark (420 chars)

    This new two-story home features a modern layout that maximizes space and comfort. On the first floor is the open-concept main living area, which includes a fully equipped kitchen, intimate dining room and a sunny family room with direct patio access. Upstairs a versatile loft for additional entertainment space and all three bedrooms. The owner's suite is a tranquil retreat with a private bathroom and walk-in closet.

45. 2026-06-22
    days on market $251,320 Active 18 DOM
46. 2026-06-18
    days on market $251,320 Active 15 DOM
47. 2026-06-17
    days on market $251,320 Active 14 DOM
48. 2026-06-16
    days on market $251,320 Active 13 DOM
49. 2026-06-15
    days on market $251,320 Active 12 DOM
50. 2026-06-13
    days on market $251,320 Active 10 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: $28,760
• − Mortgage interest: −$14,498
• − Property taxes: −$3,882
• − Insurance: −$1,294
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − Depreciation: −$7,529
• Taxable loss: −$3,045
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $1,988/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 modern townhouse is in excellent condition with a good layout and ample space. It is move-in ready and has the potential for further updates to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Alston-Bailey Elementary F SC #276/597 Nat'l #19,009/41,679 Middle Charles B. Dubose Middle F SC #90/229 Nat'l #6,708/14,009 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

• 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

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Condominium ownership
• HOA & community: HOA fee of $385 per month

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewerServed by Berkeley Electric Co-OpDorchester County water and sewer servicesSummerville CPW
• Home design: Residential condominiumSingle family attachedTwo levelsNew construction
• Construction: Condominium structure
• Exterior features: Partial fencingArchitectural roof

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowave
• Bedrooms: 3 bedroomsPrimary bedroom located on upper level
• Flooring: CarpetVinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air conditioningElectric heating
• Interior features: Smooth ceilingsHigh ceilingsKitchen islandWalk-in closet(s)Family roomEntrance foyerLiving/dining comboLoft
• Laundry & utility: Laundry room with washer and electric dryer hookups

Price history

-0.4% since first listed

8 events — show timeline

• 2026-06-23 Price Changed $250,320 Zillow
• 2026-06-11 Price Changed $251,320 Zillow
• 2026-06-11 Price Changed $251,320 Charleston Trident MLS
• 2026-06-10 Price Changed $258,820 Charleston Trident MLS
• 2026-06-09 Price Changed $258,820 Zillow
• 2026-06-03 Listed $260,820 Charleston Trident MLS
• 2026-06-02 Price Changed $256,400 Zillow
• 2026-05-27 Listed $251,400 Zillow