906 Long Bluff Rd · Summerville, SC 29486

$357,845

5 bd · 3.5 ba · 2,215 sqft · Land

Built 2026 5,662 sqft lot $73/mo HOA · 3% of rent

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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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

MURRAY TOWNHOME BY DR HORTON IN THE PINE HILLS COMMUNITY

Key facts

• $73 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath land listed at $358k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (23.7% below list).
• Recommended offer: $273k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 37% 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 $11k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $273,051 (23.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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 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: 0.76% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 10.9

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: -24.5%
• Equity multiple: 0.17×
• Total profit: $-83,572
• Equity at exit: $53,356

10-year hold

• IRR: -21.0%
• Equity multiple: -0.08×
• Total profit: $-108,000
• Equity at exit: $30,940

Cash invested: $100,197 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,731 high
• Mortgage (P&I): −$1,877
• Tax est. 1.5%: −$447 /mo · $5,368/yr
• Insurance: −$149
• HOA: −$73
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $-389

Break-even live

Break-even rent $3,223

Max offer price $301,573

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-265	+0% $-389	+5% $-513	+10% $-636
Rent	-10% $-605	-5% $-497	+0% $-389	+5% $-281	+10% $-173
Rate	-1.0pp $-209	-0.5pp $-298	base $-389	+0.5pp $-482	+1.0pp $-576

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: $89,461
• Closing costs: $10,735
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.20mi
108 Haventree Ct Summerville, SC	4.0	2.5	1792	$2,400	$1.34	25d	1	0.20mi
729 Long Bluff Rd Summerville, SC	5.0	3.0	2361	$2,800	$1.19	25d	1	0.54mi
742 Ladywood Dr Summerville, SC	4.0	2.5	1976	$2,795	$1.41	4d	1	0.67mi
121 Blossom Wood Ln Summerville, SC	4.0	2.5	1976	$2,300	$1.16	25d	1	0.68mi
128 Holly Leaf Ln Summerville, SC	5.0	3.0	2409	$2,650	$1.10	5d	1	0.79mi
163 Horizon Ridge Dr Moncks Corner, SC	4.0	2.5	2203	$2,600	$1.18	5d	1	0.95mi
229 Grand View Xing Summerville, SC	4.0	2.0	1768	$2,400	$1.36	16d	1	0.96mi
725 Meadowbrook Ln Summerville, SC	5.0	3.0	2670	$2,580	$0.97	12d	1	1.11mi
376 Tiliwa St Summerville, SC	5.0	2.5	2400	$2,500	$1.04	25d	1	1.14mi
175 Lyra Ln Summerville, SC	3.0–4.0	2.0–3.0	2082	$2,450	$1.18	5d	3	1.14mi
604 Polaris Way Summerville, SC	5.0	3.0	2688	$2,875	$1.07	16d	1	1.26mi
788 Redbud Ln Summerville, SC	4.0	2.5	2070	$2,500	$1.21	16d	1	1.32mi
519 Donnas View Way Summerville, SC	5.0	3.0	2469	$2,750	$1.11	4d	1	1.39mi
114 Lyra Ln Summerville, SC	5.0	3.0	2704	$2,675	$0.99	4d	1	1.42mi
177 Hayworth Rd Summerville, SC	4.0	3.0	2254	$2,695	$1.20	5d	1	1.44mi
507 Donnas View Way Summerville, SC	4.0	2.5	2290	$2,700	$1.18	25d	1	1.45mi

HOA detail

• Monthly dues: $73 · $876/yr

Listing history 2 events

1. 2026-02-24
   historical
2. 2026-02-16
   listed $357,845

ⓘ 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: $32,766
• − Mortgage interest: −$20,045
• − Property taxes: −$5,368
• − Insurance: −$1,789
• − Repairs & maintenance: −$2,621
• − Management: −$2,621
• − HOA: −$876
• − Depreciation: −$10,410
• Taxable loss: −$10,964
• Est. tax savings @ 24.0%: +$2,631
• After-tax cash flow: $-2,035/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 events — show timeline

• 2026-02-24 Listing Removed — Charleston Trident MLS
• 2026-02-16 Listed $357,845 Charleston Trident MLS