39 Dollie Cir · Summerville, SC 29485

$80,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 23 Days on market

Built 1985

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom 2 Bath home in a community. Double wide just shy of 1300 sq ft with a 5.5x8 shed in the back yard for additional storage. The home has laminate in main traffic areas for durability and carpet in the 3 bedrooms for comfort. Large closets in every bedroom. Vinyl tile protects wet surfaces in both bathrooms and utility area. Large soak tub in the master bath. Open concept home with great neighbors! Roof is just over 2 years old and ac unit is just over 3 years so you will be good to go. Lot rent is $625 a month. Nice and quiet in the back of the community! Must be moved or can stay if approved my property manager. SOLD AS IS needs repairs

Key facts

• Built 1985
• Listed 23 days

Tags

• SHED IN THE BACK YARD
• LAMINATE IN MAIN TRAFFIC AREAS
• CARPET IN THE BEDROOMS
• LARGE CLOSETS IN EVERY BEDROOM
• VINYL TILE IN BATHROOMS
• LARGE SOAK TUB IN MASTER BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 4.0% 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+, schools B+, 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.
• Market conditions: Rents rising (+3.9%/yr); 691 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.41% ✓
• Cap rate: 21.79%
• Cash-on-cash: 55.35%
• DSCR: 3.46
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.93% rent growth · sell at horizon

5-year hold

• IRR: 54.6%
• Equity multiple: 3.44×
• Total profit: $54,651
• Equity at exit: $11,928

10-year hold

• IRR: 60.1%
• Equity multiple: 7.25×
• Total profit: $139,893
• Equity at exit: $6,917

Cash invested: $22,400 (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 29485

• Rents YoY: 3.9%
• Active inventory: 691
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$420
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $1,033

Break-even live

Break-even rent $619

Max offer price $80,000

Occupancy floor 41%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Miles Jamison Rd Summerville, SC	2.0	1.5	1200	$1,425	$1.19	23d	1	0.45mi
163 Rosefield Ct Summerville, SC	3.0	2.5	1436	$2,000	$1.39	23d	1	0.48mi
305 Chessington Cir Summerville, SC	3.0	2.0	1472	$1,995	$1.36	10d	1	0.63mi
903 Peacock Pl Unit 1 Summerville, SC	3.0	2.0	1156	$1,850	$1.60	11d	1	0.66mi
903 Peacock Pl Unit 1 Summerville, SC	3.0	2.0	1156	$1,850	$1.60	23d	1	0.66mi
1 Bosquet Ct Summerville, SC	1.0–3.0	1.0–1.5	940	$1,823	$1.94	3d	15	0.66mi
451 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,150	$1.67	23d	1	0.79mi
463 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,050	$1.60	3d	1	0.81mi
465 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,050	$1.60	3d	1	0.81mi
467 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,050	$1.60	3d	1	0.81mi
700 Martins Creek Blvd Summerville, SC	1.0–2.0	1.0–2.0	895	$1,673	$1.87	3d	20	0.81mi
125 Tiffany Ln Summerville, SC	4.0	2.0	1365	$2,000	$1.47	3d	1	0.86mi
137 Susan Dr Summerville, SC	3.0	3.0	1300	$1,550	$1.19	23d	1	1.00mi
137 Susan Dr Unit B Summerville, SC	3.0	2.5	1300	$1,550	$1.19	23d	1	1.00mi
137 Susan Dr Unit A Summerville, SC	2.0	1.5	922	$1,400	$1.52	23d	1	1.00mi
136 Susan Dr Unit A Summerville, SC	2.0	1.5	922	$1,495	$1.62	3d	1	1.01mi
109 Terry Ave Summerville, SC	3.0	2.0	1450	$2,061	$1.42	19d	1	1.01mi
101 Langley Dr Unit C Summerville, SC	3.0	2.5	1320	$1,800	$1.36	23d	1	1.08mi
101 Langley Dr Unit C Summerville, SC	3.0	2.5	1315	$1,800	$1.37	3d	1	1.08mi
101 Langley Dr Unit D Summerville, SC	3.0	2.5	1315	$1,900	$1.44	23d	1	1.08mi
114 Jedi Ln Unit A Summerville, SC	3.0	2.0	1200	$1,695	$1.41	3d	1	1.09mi
121 Langley Dr Summerville, SC	2.0	1.0	1088	$1,750	$1.61	14d	1	1.14mi
121 Langley Dr Unit A Summerville, SC	2.0	1.0	1088	$1,750	$1.61	23d	1	1.14mi
1815 Bacons Bridge Rd Summerville, SC	1.0–3.0	1.0–2.0	925	$1,801	$1.95	14d	7	1.16mi
128 Langley Dr Unit C Summerville, SC	2.0	1.5	1088	$1,750	$1.61	23d	1	1.20mi
1925 Bacons Bridge Rd Summerville, SC	3.0	2.0	1152	$1,524	$1.32	3d	1	1.22mi
111 W Johnston St Unit A Summerville, SC	2.0	1.0	1100	$2,000	$1.82	23d	1	1.23mi
121 Grand Palm Ln Summerville, SC	3.0	2.5	1464	$2,100	$1.43	14d	1	1.26mi
101 Bridge Pointe Ln Summerville, SC	3.0	3.0	1668	$2,267	$1.36	14d	1	1.45mi
101 Bridge Pointe Ln Summerville, SC	2.0	2.0	1154	$1,598	$1.38	3d	1	1.45mi
101 Bridge Pointe Ln Summerville, SC	2.0	3.0	1181	$2,040	$1.73	23d	1	1.45mi
160 Wainwright Mnr Summerville, SC	3.0	2.5	1867	$2,500	$1.34	23d	1	1.46mi
226 Saint Catherines CT Summerville, SC	2.0–3.0	2.5	1421	$2,275	$1.60	3d	8	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $80,000 Active 23 DOM
2. 2026-06-17
   days on market $80,000 Active 22 DOM
3. 2026-06-16
   days on market $80,000 Active 21 DOM
4. 2026-06-15
   days on market $80,000 Active 20 DOM
5. 2026-06-13
   days on market $80,000 Active 18 DOM
6. 2026-06-13
   days on market $80,000 Active 17 DOM
7. 2026-06-10
   days on market $80,000 Active 15 DOM
8. 2026-06-09
   days on market $80,000 Active 14 DOM
9. 2026-06-08
   days on market $80,000 Active 13 DOM
10. 2026-06-07
    days on market $80,000 Active 12 DOM
11. 2026-06-03
    days on market $80,000 Active 8 DOM
12. 2026-06-01
    days on market $80,000 Active 6 DOM
13. 2026-05-31
    days on market $80,000 Active 5 DOM
14. 2026-05-26
    listed $80,000 Active

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $456 · $38/mo
• Expected delta: +$22/yr (+$2/mo · 5.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 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: $23,123
• − Mortgage interest: −$4,481
• − Property taxes: −$434
• − Insurance: −$400
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$2,327
• Taxable income: $11,780
• Est. tax owed @ 24.0%: −$2,827
• After-tax cash flow: $9,571/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): 58,507
• Household income: $82,987
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1302.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 7% Two or more races 7% Asian 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Chinese 1% Russian/Polish/Slavic 1%

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: ▼ -305.43%
• Current HPI: 210.8607
• Rent YoY: ▲ 3.93%
• 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

1 event — show timeline

• 2026-05-26 Listed $80,000 FSBO.com

Property tax history

+2.2%/yr

Latest (2017): $434 · +4.4% YoY. Source: county tax records.