163 Glen St · Summerville, SC 29483

$299,900

4 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 32 Days on market

Built 2004 0.54 ac lot Est $292k · at est.

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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 +13.6/30.0
• ARV discount +6.3/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate 4 Bedroom 2 Bath home on large .5 Acre fenced yard on a dead end street. New HVAC, New front porch, New rear screened porch, new 2 car carport (22x26), new 12 x 32 workshop added and an above ground pool with deck. The owner also added the gravel driveway and installed gutters. The home has an open floor plan with a wood burning fireplace in the family room. There are granite countertops and laminate wood floors along with new carpet in the bedrooms. This home is well taken care of and won't last long. All of the furniture is also for sale in the home. Turn Key - Move in ready!

Key facts

• Enclosed carport
• Half-acre lot
• Solar-powered gate

Tags

• HALF-ACRE LOT
• EXTENDED DRIVEWAY
• SOLAR-POWERED GATE
• ENCLOSED CARPORT
• SEPARATE STORAGE BUILDING
• ABOVE-GROUND POOL

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: Community trash service

Exterior

• Parking: 2-car carport
• Utilities: Public sewer; Dominion Energy
• Home design: Manufactured double-wide home; One level
• Construction: Metal roof; Brick skirting
• Exterior features: Chain link fencing; Above-ground pool; Shed(s)/storage

Interior

• Kitchen: Electric range; Kitchen island; Eat-in kitchen
• Bedrooms: 4 bedrooms; Primary bedroom with ceiling fan(s) and garden tub/shower
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air; Forced air heating
• Interior features: Ceiling - Blown; Garden tub/shower; Kitchen island; Eat-in kitchen; Family room; Separate dining room; Walk-in closet(s)
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $18 ($217/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 $234k (21.8% below list).
• Recommended offer: $234k (21.8% 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: 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); 741 active listings in the ZIP; 6 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 33% 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 32 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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 $200k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,465 (21.8% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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: 0.78% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $292,040
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 W Steele Dr	0.64mi	4/2.0	1,904 (-3%)	3mo	$310,000	$163	63
122 Rambo Dr	0.29mi	4/2.0	2,128 (+9%)	12mo	$299,900	$141	62
1209 Azalea Dr	0.55mi	4/2.0	2,016 (+3%)	13mo	$330,000	$164	59
177 W Medina St	0.39mi	3/2.0 (-1)	1,904 (-3%)	16mo	$300,000	$158	59
199 Lawrence Dr	0.48mi	3/2.0 (-1)	1,762 (-10%)	8mo	$249,000	$141	49
173 Rambo Dr	0.61mi	3/2.0 (-1)	1,904 (-3%)	21mo	$155,000	$81	44
250 W Medina St	0.62mi	4/2.0	2,240 (+14%)	6mo	$225,000	$100	42
334 Glen St	0.66mi	3/2.0 (-1)	1,680 (-14%)	2mo	$273,500	$163	39
328 Glen St	0.65mi	5/3.0 (+1)	2,128 (+9%)	9mo	$294,900	$139	38
111 Colkitt St	0.50mi	3/2.0 (-1)	1,680 (-14%)	22mo	$250,000	$149	29

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: -17.5%
• Equity multiple: 0.39×
• Total profit: $-51,160
• Equity at exit: $44,716

10-year hold

• IRR: -12.4%
• Equity multiple: 0.31×
• Total profit: $-57,844
• Equity at exit: $25,930

Cash invested: $83,972 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,345 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$137 /mo · $1,639/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $18

Break-even live

Break-even rent $2,322

Max offer price $299,900

Occupancy floor 94%

Sensitivity live

Price	-10% $188	-5% $103	+0% $18	+5% $-67	+10% $-152
Rent	-10% $-167	-5% $-75	+0% $18	+5% $111	+10% $203
Rate	-1.0pp $169	-0.5pp $94	base $18	+0.5pp $-60	+1.0pp $-139

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
462 Green Fern Dr Summerville, SC	3.0	2.5	1998	$2,100	$1.05	16d	1	0.55mi
506 Green Fern Dr Summerville, SC	3.0	2.5	1986	$2,300	$1.16	25d	1	0.57mi
412 Aberdeen Cir Summerville, SC	4.0	2.5	2189	$2,200	$1.01	4d	1	0.58mi
115 Tyron Rd Summerville, SC	3.0	2.0	1452	$2,200	$1.52	25d	1	0.90mi
260 Pidgeon Bay Rd Summerville, SC	2.0–3.0	2.0	1286	$2,148	$1.67	4d	5	1.42mi
131 Boone St Summerville, SC	3.0	2.0	1352	$1,825	$1.35	25d	1	1.49mi

Listing history 39 events

1. 2026-06-22
   days on market $299,900 Active 32 DOM
2. 2026-06-18
   days on market $299,900 Active 29 DOM
3. 2026-06-17
   days on market $299,900 Active 28 DOM
4. 2026-06-16
   days on market $299,900 Active 27 DOM
5. 2026-06-15
   days on market $299,900 Active 26 DOM
6. 2026-06-13
   days on market $299,900 Active 24 DOM
7. 2026-06-13
   days on market $299,900 Active 23 DOM
8. 2026-06-10
   days on market $299,900 Active 21 DOM
9. 2026-06-09
   days on market $299,900 Active 20 DOM
10. 2026-06-08
    days on market $299,900 Active 19 DOM
11. 2026-06-07
    days on market $299,900 Active 18 DOM
12. 2026-06-03
    days on market $299,900 Active 14 DOM
13. 2026-06-03
    days on market $299,900 Active 13 DOM
14. 2026-06-01
    days on market $299,900 Active 12 DOM
15. 2026-05-31
    days on market $299,900 Active 11 DOM
16. 2026-05-20
    listed $299,900 Active
17. 2022-12-23
    historical
18. 2022-12-08
    status Active
19. 2022-12-06
    historical
20. 2022-09-14
    listed $305,000 Active
21. 2020-07-21
    soldstatus $200,000
22. 2020-07-10
    soldstatus $200,000 Closed 601-char remark

    Show marketing remark (601 chars)

    Immaculate 4 Bedroom 2 Bath home on large .5 Acre fenced yard on a dead end street. New HVAC, New front porch, New rear screened porch, new 2 car carport (22x26), new 12 x 32 workshop added and an above ground pool with deck. The owner also added the gravel driveway and installed gutters. The home has an open floor plan with a wood burning fireplace in the family room. There are granite countertops and laminate wood floors along with new carpet in the bedrooms. This home is well taken care of and won't last long. All of the furniture is also for sale in the home. Turn Key - Move in ready!

23. 2020-05-09
    historical Active Contingent 601-char remark

    Show marketing remark (601 chars)

    Immaculate 4 Bedroom 2 Bath home on large .5 Acre fenced yard on a dead end street. New HVAC, New front porch, New rear screened porch, new 2 car carport (22x26), new 12 x 32 workshop added and an above ground pool with deck. The owner also added the gravel driveway and installed gutters. The home has an open floor plan with a wood burning fireplace in the family room. There are granite countertops and laminate wood floors along with new carpet in the bedrooms. This home is well taken care of and won't last long. All of the furniture is also for sale in the home. Turn Key - Move in ready!

24. 2020-05-07
    listed $195,000 Active 601-char remark

    Show marketing remark (601 chars)

    Immaculate 4 Bedroom 2 Bath home on large .5 Acre fenced yard on a dead end street. New HVAC, New front porch, New rear screened porch, new 2 car carport (22x26), new 12 x 32 workshop added and an above ground pool with deck. The owner also added the gravel driveway and installed gutters. The home has an open floor plan with a wood burning fireplace in the family room. There are granite countertops and laminate wood floors along with new carpet in the bedrooms. This home is well taken care of and won't last long. All of the furniture is also for sale in the home. Turn Key - Move in ready!

25. 2019-10-29
    soldstatus $165,000
26. 2019-10-11
    soldstatus $165,000 Closed
27. 2019-08-07
    historical Active Contingent
28. 2019-07-04
    price $168,888
29. 2019-06-26
    listed $178,888 Active
30. 2019-05-06
    soldstatus $76,000 Closed
31. 2019-04-22
    status Pending
32. 2019-04-08
    status Active
33. 2019-04-06
    historical
34. 2019-03-19
    price $86,900
35. 2019-03-05
    status Active
36. 2019-03-05
    historical
37. 2019-01-29
    price $95,900
38. 2018-12-04
    listed $99,900 Active
39. 2003-12-09
    soldstatus $35,000

ⓘ 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: $1,639 · $137/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$71/yr (+$6/mo · 4.3%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,136
• − Mortgage interest: −$16,799
• − Property taxes: −$1,639
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − Depreciation: −$8,724
• Taxable loss: −$5,028
• Est. tax savings @ 24.0%: +$1,207
• After-tax cash flow: $1,423/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

+756.9% since first listed

24 events — show timeline

• 2026-05-20 Listed $299,900 Charleston Trident MLS
• 2022-12-23 Listing Removed — Charleston Trident MLS
• 2022-12-08 Relisted — Charleston Trident MLS
• 2022-12-06 Listing Removed — Charleston Trident MLS
• 2022-09-14 Listed $305,000 Charleston Trident MLS
• 2020-07-21 Sold (Public Records) $200,000 Public Records
• 2020-07-10 Sold (MLS) $200,000 Charleston Trident MLS
• 2020-05-09 Contingent — Charleston Trident MLS
• 2020-05-07 Listed $195,000 Charleston Trident MLS
• 2019-10-29 Sold (Public Records) $165,000 Public Records
• 2019-10-11 Sold (MLS) $165,000 Charleston Trident MLS
• 2019-08-07 Contingent — Charleston Trident MLS
• 2019-07-04 Price Changed $168,888 Charleston Trident MLS
• 2019-06-26 Listed $178,888 Charleston Trident MLS
• 2019-05-06 Sold (MLS) $76,000 Charleston Trident MLS
• 2019-04-22 Pending — Charleston Trident MLS
• 2019-04-08 Relisted — Charleston Trident MLS
• 2019-04-06 Listing Removed — Charleston Trident MLS
• 2019-03-19 Price Changed $86,900 Charleston Trident MLS
• 2019-03-05 Relisted — Charleston Trident MLS
• 2019-03-05 Listing Removed — Charleston Trident MLS
• 2019-01-29 Price Changed $95,900 Charleston Trident MLS
• 2018-12-04 Listed $99,900 Charleston Trident MLS
• 2003-12-09 Sold (Public Records) $35,000 Public Records

Property tax history

+14.5%/yr

Latest (2025): $1,639 · +0.0% YoY. Source: county tax records.