203 Weber Rd Unit B · Summerville, SC 29483

$227,900

3 bd · 1.0 ba · 1,062 sqft · Condo public records · 125 Days on market

Built 1985

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY NICE TOWNHOME! RECENTLY UPDATED WITH NEW CARPET AND PAINT. BEDROOMS UPSTAIRS EACH HAVE A HALF BATH WITH A SHARED SHOWER IN BETWEEN. HALF BATH DOWNSTAIRS AS WELL. SEPARATE LAUNDRY AREA WITH ACCESS TO BACK AREA WITH PRIVACY FENCE. AT THIS PRICE, GREAT FOR FIRST TIME BUYER OR INVESTOR! REFRIGERATOR CONVEYS. MUST SEE!!

Key facts

• Completely remodeled
• In-unit laundry
• Renovated kitchen

Tags

• COMPLETELY REMODELED
• UPDATED FLOORING
• RENOVATED KITCHEN
• MODERN GRANITE COUNTERTOPS
• PRIVATE EN-SUITE BATHROOMS
• IN-UNIT LAUNDRY

Property features AI

Finance

• Other: Located in the Rogers Cove subdivision

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Dominion Energy service; Summerville CPW service
• Home design: Residential townhouse; Two stories; Single-family attached
• Construction: Townhouse construction
• Exterior features: Privacy wood fencing; Asphalt roof; Lot size under 0.5 acre

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: 2 bedrooms; Primary bedroom on upper level with ceiling fan
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; Kitchen island; Family room; Pantry; Separate dining room
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $228k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/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 $211k (7.3% below list).
• Recommended offer: $201k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 14 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 125 days — a 12% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 $50k; list at $228k implies a 356% 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; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-21,079
• Equity at exit: $33,981

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-6,935
• Equity at exit: $19,705

Cash invested: $63,812 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$1,195
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $301

Break-even live

Break-even rent $1,730

Max offer price $227,900

Occupancy floor 81%

Sensitivity live

Price	-10% $430	-5% $366	+0% $301	+5% $237	+10% $172
Rent	-10% $134	-5% $218	+0% $301	+5% $385	+10% $468
Rate	-1.0pp $416	-0.5pp $359	base $301	+0.5pp $242	+1.0pp $182

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: $56,975
• Closing costs: $6,837
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Gardenia St Summerville, SC	4.0	1.5	1116	$1,931	$1.73	25d	1	0.19mi
244 Avonshire Dr Summerville, SC	3.0	2.0	1151	$3,450	$3.00	4d	1	0.38mi
131 Boone St Summerville, SC	3.0	2.0	1352	$1,825	$1.35	25d	1	0.66mi
9000 Palm Passage Loop , SC	1.0–2.0	1.0–2.0	992	$1,874	$1.89	4d	10	0.72mi
255 E 9th North St Summerville, SC	1.0–2.0	1.0	700	$1,289	$1.84	13d	8	0.73mi
809 W Richardson Ave Summerville, SC	2.0	1.5	950	$1,600	$1.68	25d	1	1.03mi
401 E 3rd North St Summerville, SC	2.0	1.0	950	$1,350	$1.42	25d	1	1.09mi
2100 Farm Springs Rd Summerville, SC	1.0–3.0	1.0–2.0	1000	$2,083	$2.08	5d	18	1.12mi
839 W Richardson Ave Summerville, SC	3.0	1.0	820	$1,699	$2.07	25d	1	1.12mi
69 Blue Jasmine Ln Summerville, SC	3.0	2.0	1120	$2,150	$1.92	25d	1	1.18mi
703 E 3rd North St Summerville, SC	1.0–2.0	1.0–1.5	701	$1,395	$1.99	4d	8	1.26mi
325 Marymeade Dr Summerville, SC	2.0	2.0	1050	$1,736	$1.65	25d	2	1.35mi
95 Branch Creek Trl Unit A Summerville, SC	3.0	2.5	1475	$2,300	$1.56	4d	1	1.38mi
115 Tyron Rd Summerville, SC	3.0	2.0	1452	$2,200	$1.52	25d	1	1.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-22
   days on market $227,900 Active 125 DOM
2. 2026-06-18
   days on market $227,900 Active 122 DOM
3. 2026-06-17
   days on market $227,900 Active 121 DOM
4. 2026-06-16
   days on market $227,900 Active 120 DOM
5. 2026-06-15
   days on market $227,900 Active 119 DOM
6. 2026-06-13
   days on market $227,900 Active 117 DOM
7. 2026-06-13
   days on market $227,900 Active 116 DOM
8. 2026-06-10
   days on market $227,900 Active 114 DOM
9. 2026-06-09
   days on market $227,900 Active 113 DOM
10. 2026-06-08
    days on market $227,900 Active 112 DOM
11. 2026-06-07
    days on market $227,900 Active 111 DOM
12. 2026-06-03
    days on market $227,900 Active 107 DOM
13. 2026-06-01
    days on market $227,900 Active 105 DOM
14. 2026-05-31
    days on market $227,900 Active 104 DOM
15. 2026-05-12
    price $227,900
16. 2026-04-15
    price $229,900
17. 2026-03-24
    status Active
18. 2026-02-17
    historical Active Under Contract
19. 2026-01-30
    listed $235,000 Active
20. 2003-01-09
    soldstatus $50,000
21. 2003-01-03
    soldstatus $50,000 321-char remark

    Show marketing remark (321 chars)

    VERY NICE TOWNHOME! RECENTLY UPDATED WITH NEW CARPET AND PAINT. BEDROOMS UPSTAIRS EACH HAVE A HALF BATH WITH A SHARED SHOWER IN BETWEEN. HALF BATH DOWNSTAIRS AS WELL. SEPARATE LAUNDRY AREA WITH ACCESS TO BACK AREA WITH PRIVACY FENCE. AT THIS PRICE, GREAT FOR FIRST TIME BUYER OR INVESTOR! REFRIGERATOR CONVEYS. MUST SEE!!

22. 2002-08-16
    listed $51,000 321-char remark

    Show marketing remark (321 chars)

    VERY NICE TOWNHOME! RECENTLY UPDATED WITH NEW CARPET AND PAINT. BEDROOMS UPSTAIRS EACH HAVE A HALF BATH WITH A SHARED SHOWER IN BETWEEN. HALF BATH DOWNSTAIRS AS WELL. SEPARATE LAUNDRY AREA WITH ACCESS TO BACK AREA WITH PRIVACY FENCE. AT THIS PRICE, GREAT FOR FIRST TIME BUYER OR INVESTOR! REFRIGERATOR CONVEYS. MUST SEE!!

23. 2001-07-02
    soldstatus $44,000
24. 2001-06-29
    soldstatus $44,000 151-char remark

    Show marketing remark (151 chars)

    NO REGIME OR HOA FEES!GREAT CONDITION!CLOSE TO I-26&TOWN.OWNER IS REPLACING SIDE BY SIDE REFRIG.WITH NEW STANDARD MODEL.ALL WINDOW TREATMENTS STAY.

25. 2000-07-08
    listed $48,000 151-char remark

    Show marketing remark (151 chars)

    NO REGIME OR HOA FEES!GREAT CONDITION!CLOSE TO I-26&TOWN.OWNER IS REPLACING SIDE BY SIDE REFRIG.WITH NEW STANDARD MODEL.ALL WINDOW TREATMENTS STAY.

26. 1989-11-22
    soldstatus $31,900

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $1,299 · $108/mo
• Expected delta: +$378/yr (+$31/mo · 41.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $25,339
• − Mortgage interest: −$12,766
• − Property taxes: −$921
• − Insurance: −$1,140
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$6,630
• Taxable loss: −$172
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $3,657/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

• Census place: Summerville, SC
• 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

+614.4% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $227,900 Charleston Trident MLS
• 2026-04-15 Price Changed $229,900 Charleston Trident MLS
• 2026-03-24 Relisted — Charleston Trident MLS
• 2026-02-17 Contingent — Charleston Trident MLS
• 2026-01-30 Listed $235,000 Charleston Trident MLS
• 2003-01-09 Sold (Public Records) $50,000 Public Records
• 2003-01-03 Sold (MLS) $50,000 Charleston Trident MLS
• 2002-08-16 Listed $51,000 Charleston Trident MLS
• 2001-07-02 Sold (Public Records) $44,000 Public Records
• 2001-06-29 Sold (MLS) $44,000 Charleston Trident MLS
• 2000-07-08 Listed $48,000 Charleston Trident MLS
• 1989-11-22 Sold (Public Records) $31,900 Public Records

Property tax history

+1.5%/yr

Latest (2025): $921 · +0.0% YoY. Source: county tax records.