610 Pleasant Grove Way · Summerville, SC 29486

$342,325

5 bd · 3.5 ba · 2,215 sqft · Land · 158 Days on market

Built 2025 3,920 sqft lot $212/mo HOA · 8% of rent ↓ 3% since listing

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is located at 610 PLEASANT GROVE WAY SUMMERVILLE SC 29486 priced at 342325, the square foot and stories are 2215, 2.The number of bath is 3, halfbath is 1 there are 5 bedrooms and 1 garages. For more details please, call or email.

Key facts

• 2-story water slide
• Large play pool
• Splash pad

Tags

• LARGE PLAY POOL
• LAP POOL
• 2-STORY WATER SLIDE
• SPLASH PAD
• COVERED PICNIC AREA
• CHILDREN'S PLAYGROUND

Property features AI

Finance

• HOA & community: Annual association fee of 746; Community amenities include clubhouse, dog park, park, pool, and trash service

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer; Serviced by BCW & SA; Berkeley Electric Cooperative; Dominion Energy
• Home design: Residential townhouse; Single-family attached; Two levels; New construction
• Construction: Townhouse construction; Fiberglass roof; Built as new construction
• Exterior features: Partial fencing; Fiberglass roof; Lot size between 0 and 0.5 acre; No other detached structures listed

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Pantry
• Bedrooms: 5 bedrooms; Primary bedroom located on the upper level with walk-in closet(s)
• Flooring: Carpet; Vinyl
• Bathrooms: 4 bathrooms (3.5 total)
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Smooth ceilings; Kitchen island; Walk-in closets; Eat-in kitchen; Entrance foyer; Great room; Pantry
• Laundry & utility: Laundry room with washer and electric dryer hookups; Tankless water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath land listed at $342k.

Deal economics

• At list price, monthly cash flow is $-432 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (20.7% below list).
• Recommended offer: $272k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.9% in Summerville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Whitesville Elementary (math 34% / reading 39%, grade F, #328 of 597 statewide, top 55%, 1,031 students, 62% FRL); Berkeley Middle (math 19% / reading 32%, grade F, #162 of 229 statewide, top 71%, 1,403 students, 57% FRL); Berkeley High (math 36% / reading 83%, grade C+, #110 of 196 statewide, top 58%, 1,776 students, 50% FRL).
• Market conditions: Rents rising (+2.7%/yr); 1301 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).
• This rent runs 36% of the median local income ($90k/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 $10k of value loss. Plan a longer hold.
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 5 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 $271,549 (20.7% below list)

Questions for the listing agent

1. 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?
2. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.78%
• Cash-on-cash: -5.41%
• DSCR: 0.76
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.13×
• Total profit: $-83,745
• Equity at exit: $51,042

10-year hold

• IRR: -23.5%
• Equity multiple: -0.16×
• Total profit: $-111,360
• Equity at exit: $29,598

Cash invested: $95,851 (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 29486

• Home prices YoY: -15.6%
• Rents YoY: 2.7%
• Active inventory: 1301
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,715 high
• Mortgage (P&I): −$1,795
• Tax est. 1.5%: −$428 /mo · $5,135/yr
• Insurance: −$143
• HOA: −$212
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-432

Break-even live

Break-even rent $3,263

Max offer price $279,742

Occupancy floor —

Sensitivity live

Price	-10% $-196	-5% $-314	+0% $-432	+5% $-551	+10% $-669
Rent	-10% $-647	-5% $-540	+0% $-432	+5% $-325	+10% $-218
Rate	-1.0pp $-260	-0.5pp $-345	base $-432	+0.5pp $-521	+1.0pp $-611

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: $85,581
• Closing costs: $10,270
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Haventree Ct Summerville, SC	5.0	2.5	2240	$2,600	$1.16	16d	1	0.07mi
108 Haventree Ct Summerville, SC	4.0	2.5	1792	$2,400	$1.34	25d	1	0.09mi
729 Long Bluff Rd Summerville, SC	5.0	3.0	2361	$2,800	$1.19	25d	1	0.40mi
742 Ladywood Dr Summerville, SC	4.0	2.5	1976	$2,795	$1.41	4d	1	0.58mi
121 Blossom Wood Ln Summerville, SC	4.0	2.5	1976	$2,300	$1.16	25d	1	0.65mi
128 Holly Leaf Ln Summerville, SC	5.0	3.0	2409	$2,650	$1.10	5d	1	0.67mi
163 Horizon Ridge Dr Moncks Corner, SC	4.0	2.5	2203	$2,600	$1.18	5d	1	0.84mi
229 Grand View Xing Summerville, SC	4.0	2.0	1768	$2,400	$1.36	16d	1	0.94mi
175 Lyra Ln Summerville, SC	3.0–4.0	2.0–3.0	2082	$2,450	$1.18	5d	3	1.01mi
604 Polaris Way Summerville, SC	5.0	3.0	2688	$2,875	$1.07	16d	1	1.13mi
376 Tiliwa St Summerville, SC	5.0	2.5	2400	$2,500	$1.04	25d	1	1.14mi
725 Meadowbrook Ln Summerville, SC	5.0	3.0	2670	$2,580	$0.97	12d	1	1.20mi
788 Redbud Ln Summerville, SC	4.0	2.5	2070	$2,500	$1.21	16d	1	1.27mi
114 Lyra Ln Summerville, SC	5.0	3.0	2704	$2,675	$0.99	4d	1	1.29mi
519 Donnas View Way Summerville, SC	5.0	3.0	2469	$2,750	$1.11	4d	1	1.48mi

HOA detail

• Monthly dues: $212 · $2,544/yr

Listing history 19 events

1. 2026-05-19
   price $342,325
2. 2026-05-17
   price $342,325 243-char remark

   Show marketing remark (243 chars)

   The property is located at 610 PLEASANT GROVE WAY SUMMERVILLE SC 29486 priced at 342325, the square foot and stories are 2215, 2.The number of bath is 3, halfbath is 1 there are 5 bedrooms and 1 garages. For more details please, call or email.

3. 2026-05-15
   price $359,525
4. 2026-05-07
   price $359,525 243-char remark

   Show marketing remark (243 chars)

   The property is located at 610 PLEASANT GROVE WAY SUMMERVILLE SC 29486 priced at 342325, the square foot and stories are 2215, 2.The number of bath is 3, halfbath is 1 there are 5 bedrooms and 1 garages. For more details please, call or email.

5. 2026-05-05
   price $357,645 243-char remark

   Show marketing remark (243 chars)

   The property is located at 610 PLEASANT GROVE WAY SUMMERVILLE SC 29486 priced at 342325, the square foot and stories are 2215, 2.The number of bath is 3, halfbath is 1 there are 5 bedrooms and 1 garages. For more details please, call or email.

6. 2026-05-02
   price $357,440 243-char remark

   Show marketing remark (243 chars)

   The property is located at 610 PLEASANT GROVE WAY SUMMERVILLE SC 29486 priced at 342325, the square foot and stories are 2215, 2.The number of bath is 3, halfbath is 1 there are 5 bedrooms and 1 garages. For more details please, call or email.

7. 2026-04-17
   price $356,645
8. 2026-04-14
   price $356,645 243-char remark

   Show marketing remark (243 chars)

   The property is located at 610 PLEASANT GROVE WAY SUMMERVILLE SC 29486 priced at 342325, the square foot and stories are 2215, 2.The number of bath is 3, halfbath is 1 there are 5 bedrooms and 1 garages. For more details please, call or email.

9. 2026-04-07
   price $356,145 243-char remark

   Show marketing remark (243 chars)

   The property is located at 610 PLEASANT GROVE WAY SUMMERVILLE SC 29486 priced at 342325, the square foot and stories are 2215, 2.The number of bath is 3, halfbath is 1 there are 5 bedrooms and 1 garages. For more details please, call or email.

10. 2026-03-24
    status Active 243-char remark

    Show marketing remark (243 chars)

    The property is located at 610 PLEASANT GROVE WAY SUMMERVILLE SC 29486 priced at 342325, the square foot and stories are 2215, 2.The number of bath is 3, halfbath is 1 there are 5 bedrooms and 1 garages. For more details please, call or email.

11. 2026-03-24
    price $354,845 243-char remark

    Show marketing remark (243 chars)

    The property is located at 610 PLEASANT GROVE WAY SUMMERVILLE SC 29486 priced at 342325, the square foot and stories are 2215, 2.The number of bath is 3, halfbath is 1 there are 5 bedrooms and 1 garages. For more details please, call or email.

12. 2026-03-23
    status Active
13. 2026-02-24
    historical 243-char remark

    Show marketing remark (243 chars)

    The property is located at 610 PLEASANT GROVE WAY SUMMERVILLE SC 29486 priced at 342325, the square foot and stories are 2215, 2.The number of bath is 3, halfbath is 1 there are 5 bedrooms and 1 garages. For more details please, call or email.

14. 2026-02-20
    price $352,845 243-char remark

    Show marketing remark (243 chars)

    The property is located at 610 PLEASANT GROVE WAY SUMMERVILLE SC 29486 priced at 342325, the square foot and stories are 2215, 2.The number of bath is 3, halfbath is 1 there are 5 bedrooms and 1 garages. For more details please, call or email.

15. 2026-02-20
    status Active 243-char remark

    Show marketing remark (243 chars)

    The property is located at 610 PLEASANT GROVE WAY SUMMERVILLE SC 29486 priced at 342325, the square foot and stories are 2215, 2.The number of bath is 3, halfbath is 1 there are 5 bedrooms and 1 garages. For more details please, call or email.

16. 2026-01-15
    status Pending
17. 2025-11-25
    historical 243-char remark

    Show marketing remark (243 chars)

    The property is located at 610 PLEASANT GROVE WAY SUMMERVILLE SC 29486 priced at 342325, the square foot and stories are 2215, 2.The number of bath is 3, halfbath is 1 there are 5 bedrooms and 1 garages. For more details please, call or email.

18. 2025-10-18
    listed $351,850 Active 243-char remark

    Show marketing remark (243 chars)

    The property is located at 610 PLEASANT GROVE WAY SUMMERVILLE SC 29486 priced at 342325, the square foot and stories are 2215, 2.The number of bath is 3, halfbath is 1 there are 5 bedrooms and 1 garages. For more details please, call or email.

19. 2025-10-16
    listed $351,850 Active

ⓘ 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: $32,586
• − Mortgage interest: −$19,176
• − Property taxes: −$5,135
• − Insurance: −$1,712
• − Repairs & maintenance: −$2,607
• − Management: −$2,607
• − HOA: −$2,544
• − Depreciation: −$9,959
• Taxable loss: −$11,152
• Est. tax savings @ 24.0%: +$2,677
• After-tax cash flow: $-2,513/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 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: Berkeley County · 198,768 people
• City population: 171,668
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 53,975
• Household income: $89,578
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 1017.0

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Black 19% Two or more races 10% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.74%
• Current HPI: 285.0567
• Rent YoY: ▲ 2.67%
• 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

-2.7% since first listed

19 events — show timeline

• 2026-05-19 Price Changed $342,325 Charleston Trident MLS
• 2026-05-17 Price Changed $342,325 Zillow
• 2026-05-15 Price Changed $359,525 Charleston Trident MLS
• 2026-05-07 Price Changed $359,525 Zillow
• 2026-05-05 Price Changed $357,645 Zillow
• 2026-05-02 Price Changed $357,440 Zillow
• 2026-04-17 Price Changed $356,645 Charleston Trident MLS
• 2026-04-14 Price Changed $356,645 Zillow
• 2026-04-07 Price Changed $356,145 Zillow
• 2026-03-24 Price Changed $354,845 Zillow
• 2026-03-24 Relisted — Zillow
• 2026-03-23 Relisted — Charleston Trident MLS
• 2026-02-24 Delisted — Zillow
• 2026-02-20 Relisted — Zillow
• 2026-02-20 Price Changed $352,845 Zillow
• 2026-01-15 Pending — Charleston Trident MLS
• 2025-11-25 Delisted — Zillow
• 2025-10-18 Listed $351,850 Zillow
• 2025-10-16 Listed $351,850 Charleston Trident MLS