Sage Plan · Summerville, SC 29486

$334,990

3 bd · 2.5 ba · 1,553 sqft · Townhouse · 337 Days on market

Excellent condition

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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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Schools +5.3/10.0
• Condition / age +4.8/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming two-level townhome that is a perfect blend of comfort and contemporary design. The heart of the home is its central kitchen, boasting an eat-in island connecting seamlessly to the great room and flex space on the main level. It's the ultimate setup for gatherings and entertaining. Upstairs, the is the primary suite, complete with a large walk-in closet and a cozy en suite bathroom. There are also 2 secondary bedrooms, full bath, and a conveniently located laundry area. Come experience the best of low-maintenance living in the Sage townhome and soak up all the fantastic amenities and vibrant lifestyle, waking distance from the Midtown Club at Nexton.

Key facts

• Eat-in island
• Flex space
• Walk-in closet

Tags

• CENTRAL KITCHEN
• EAT-IN ISLAND
• GREAT ROOM
• FLEX SPACE
• PRIMARY SUITE
• WALK-IN CLOSET

🏗️ New construction. The $334,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $395,866.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $335k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-595 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (19.1% below list).
• Recommended offer: $271k (19.1% below list) — sets the bar for 1% rule.

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: Nexton Elementary (math 52% / reading 55%, grade C, #137 of 597 statewide, top 23%, 1,025 students, 38% FRL); Cane Bay Middle (math 29% / reading 47%, grade F, #86 of 229 statewide, top 39%, 1,487 students, 30% FRL); Cane Bay High (math 50% / reading 84%, grade B, #73 of 196 statewide, top 41%, 2,158 students, 28% FRL) — zoned schools average 32% FRL vs 48% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.7%/yr); 1908 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $12k 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 337 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Recommended offer $270,996 (19.1% 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 337 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.44%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (median comp): $395,866
• List price: $334,990
• Delta: -15.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Sandy Bend Ln	0.48mi	3/2.5	1,553 (0%)	0mo	$358,590	$231	78
186 Sandy Bend Ln	0.46mi	3/2.5	1,553 (0%)	2mo	$360,990	$232	77
188 Sandy Bend Ln	0.46mi	3/2.5	1,553 (0%)	3mo	$350,997	$226	76
620 Southview Ln	0.49mi	3/2.5	1,553 (0%)	3mo	$355,000	$229	75
428 Swaying Pine Ln	0.50mi	3/2.5	1,553 (0%)	3mo	$354,415	$228	74
424 Swaying Pine Ln	0.49mi	3/2.5	1,553 (0%)	4mo	$400,000	$258	74
579 Blueway Ave	0.24mi	3/2.5	1,440 (-7%)	5mo	$329,900	$229	73
585 Blueway Ave	0.23mi	2/2.5 (-1)	1,459 (-6%)	3mo	$318,000	$218	72
600 Southview Ln	0.45mi	3/2.5	1,595 (+3%)	4mo	$380,000	$238	71
627 Southview Ln	0.49mi	3/2.5	1,595 (+3%)	4mo	$395,000	$248	69
769 Blueway Ave	0.63mi	3/2.5	1,553 (0%)	6mo	$325,000	$209	65
767 Blueway Ave	0.63mi	3/2.5	1,553 (0%)	8mo	$349,990	$225	64

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 · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -27.8%
• Equity multiple: 0.07×
• Total profit: $-102,891
• Equity at exit: $59,025

10-year hold

• IRR: -27.5%
• Equity multiple: -0.28×
• Total profit: $-141,871
• Equity at exit: $34,227

Cash invested: $110,842 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 14 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $374,990 ($241/sqft)
• Median days on market: 79 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29486

• Home prices YoY: -15.6%
• Rents YoY: 2.7%
• Active inventory: 1908
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,710 high
• Mortgage (P&I): −$2,076
• Tax est. 1.5%: −$495 /mo · $5,938/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-595

Break-even live

Break-even rent $3,463

Max offer price $309,787

Occupancy floor —

Sensitivity live

Price	-10% $-321	-5% $-458	+0% $-595	+5% $-732	+10% $-868
Rent	-10% $-809	-5% $-702	+0% $-595	+5% $-488	+10% $-381
Rate	-1.0pp $-396	-0.5pp $-494	base $-595	+0.5pp $-697	+1.0pp $-802

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: $98,966
• Closing costs: $11,876
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Blueway Ave Summerville, SC	3.0	2.0	1374	$2,500	$1.82	125d	1	0.15mi
651 Blueway Ave Summerville, SC	3.0	2.5	1800	$2,495	$1.39	9d	1	0.23mi
134 Sandy Bend Ln Summerville, SC	3.0	2.0	2194	$3,350	$1.53	37d	1	0.26mi
134 Sandy Bend Ln Summerville, SC	3.0	2.0	2105	$3,350	$1.59	164d	1	0.26mi
396 Ripple Park Dr Summerville, SC	3.0	2.5	1656	$2,900	$1.75	164d	1	0.26mi
100 True Blue Loop Summerville, SC	3.0	3.5	2200	$3,000	$1.36	164d	1	0.27mi
234 Symphony Ave Summerville, SC	3.0	2.5	1800	$2,295	$1.27	152d	1	0.28mi
254 Symphony Ave Summerville, SC	4.0	3.0	1993	$3,000	$1.51	28d	1	0.33mi
254 Symphony Ave Summerville, SC	4.0	2.5	1943	$3,000	$1.54	10d	1	0.33mi
254 Symphony Ave Summerville, SC	4.0	2.5	1943	$3,000	$1.54	22d	1	0.33mi
254 Symphony Ave Summerville, SC	4.0	3.0	1993	$3,000	$1.51	26d	1	0.33mi
543 Rhythm St Summerville, SC	3.0	2.5	1650	$2,995	$1.82	144d	1	0.39mi
543 Rhythm St Summerville, SC	3.0	2.0	1664	$2,995	$1.80	133d	1	0.39mi
612 Southview Ln Summerville, SC	2.0	2.5	1553	$2,145	$1.38	10d	1	0.49mi
616 Southview Ln Summerville, SC	3.0	2.5	1553	$2,395	$1.54	55d	1	0.50mi
616 Southview Ln Summerville, SC	3.0	3.0	1553	$2,395	$1.54	46d	1	0.50mi
111 Crimson St Summerville, SC	3.0	2.5	1641	$2,650	$1.61	10d	1	0.50mi
507 Sound Dr Summerville, SC	3.0	2.5	1300	$2,399	$1.85	43d	1	0.52mi
553 Sound Dr Summerville, SC	3.0	2.0	1300	$2,350	$1.81	164d	1	0.55mi
745 Blueway Ave Summerville, SC	3.0	2.5	1584	$2,700	$1.70	10d	1	0.57mi
153 Trailview Ln Summerville, SC	3.0	2.5	1672	$2,450	$1.47	2d	1	0.86mi
267 Grand Cypress Rd Summerville, SC	1.0–3.0	1.0–2.5	1008	$2,428	$2.41	0d	13	0.89mi
205 Winding Branch Dr Summerville, SC	3.0	2.5	1224	$2,295	$1.88	10d	1	0.94mi
198 Winding Branch Dr Summerville, SC	3.0	2.0	1809	$2,695	$1.49	1d	1	0.95mi
404 Bluebird Bend St Summerville, SC	3.0	3.0	1892	$2,900	$1.53	10d	1	1.17mi
135 Bloomsbury St Summerville, SC	3.0	3.0	2038	$3,295	$1.62	36d	1	1.26mi
135 Bloomsbury St Summerville, SC	3.0	3.0	2038	$3,295	$1.62	55d	1	1.26mi
1205 Carnes Crossing Blvd Summerville, SC	4.0	3.0	2119	$2,950	$1.39	155d	1	1.30mi
209 Citrus Dr Summerville, SC	3.0	3.0	1881	$2,700	$1.44	130d	1	1.30mi
211 Citrus Dr Summerville, SC	4.0	3.0	2089	$3,000	$1.44	130d	1	1.31mi
286 Great Lawn Dr Summerville, SC	3.0	2.5	1740	$3,205	$1.84	164d	1	1.41mi

Property features AI

Finance

• Other: Address: 217 Carefree Way, Summerville, SC 29486Last modified Apr 25, 2026
• Financial info: List price $348,460

Exterior

• Home design: Single-family home (Sage plan)Active listing
• Construction: New construction (Plan)
• Exterior features: Living area approximately 1553

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2.25 total bathrooms (includes full, 3/4, and half baths)
• Interior features: Plan-based new construction (Sage plan)

Listing history 50 events

1. 2026-11-08
   days on market $334,990 Active 337 DOM
2. 2026-11-07
   days on market $334,990 Active 336 DOM
3. 2026-11-06
   days on market $334,990 Active 335 DOM
4. 2026-11-05
   days on market $334,990 Active 334 DOM
5. 2026-11-04
   days on market $334,990 Active 333 DOM
6. 2026-11-02
   days on market $334,990 Active 331 DOM
7. 2026-11-01
   days on market $334,990 Active 330 DOM
8. 2026-11-01
   days on market $334,990 Active 329 DOM
9. 2026-10-30
   days on market $334,990 Active 328 DOM
10. 2026-10-29
    days on market $334,990 Active 327 DOM
11. 2026-10-28
    days on market $334,990 Active 326 DOM
12. 2026-10-27
    days on market $334,990 Active 325 DOM
13. 2026-10-26
    days on market $334,990 Active 324 DOM
14. 2026-10-26
    days on market $334,990 Active 323 DOM
15. 2026-10-24
    days on market $334,990 Active 322 DOM
16. 2026-10-23
    days on market $334,990 Active 321 DOM
17. 2026-10-22
    days on market $334,990 Active 320 DOM
18. 2026-10-21
    days on market $334,990 Active 319 DOM
19. 2026-10-20
    days on market $334,990 Active 318 DOM
20. 2026-10-19
    days on market $334,990 Active 317 DOM
21. 2026-10-18
    days on market $334,990 Active 316 DOM
22. 2026-10-17
    days on market $334,990 Active 315 DOM
23. 2026-10-16
    days on market $334,990 Active 314 DOM
24. 2026-10-15
    days on market $334,990 Active 313 DOM
25. 2026-10-14
    days on market $334,990 Active 312 DOM
26. 2026-10-13
    days on market $334,990 Active 311 DOM
27. 2026-10-12
    days on market $334,990 Active 310 DOM
28. 2026-10-11
    days on market $334,990 Active 309 DOM
29. 2026-10-10
    days on market $334,990 Active 308 DOM
30. 2026-10-09
    days on market $334,990 Active 307 DOM
31. 2026-10-08
    days on market $334,990 Active 306 DOM
32. 2026-10-07
    days on market $334,990 Active 305 DOM
33. 2026-10-06
    days on market $334,990 Active 304 DOM
34. 2026-10-05
    days on market $334,990 Active 303 DOM
35. 2026-10-04
    days on market $334,990 Active 302 DOM
36. 2026-10-04
    days on market $334,990 Active 301 DOM
37. 2026-10-02
    days on market $334,990 Active 300 DOM
38. 2026-10-01
    days on market $334,990 Active 299 DOM
39. 2026-09-30
    days on market $334,990 Active 298 DOM
40. 2026-09-29
    days on market $334,990 Active 297 DOM
41. 2026-09-28
    days on market $334,990 Active 296 DOM
42. 2026-09-27
    days on market $334,990 Active 295 DOM
43. 2026-09-25
    days on market $334,990 Active 293 DOM
44. 2026-09-24
    days on market $334,990 Active 292 DOM
45. 2026-09-23
    days on market $334,990 Active 291 DOM
46. 2026-09-21
    days on market $334,990 Active 290 DOM
47. 2026-09-19
    days on market $334,990 Active 288 DOM
48. 2026-09-18
    days on market $334,990 Active 287 DOM
49. 2026-09-17
    days on market $334,990 Active 286 DOM
50. 2026-09-16
    days on market $334,990 Active 285 DOM

ⓘ 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: $32,520
• − Mortgage interest: −$22,175
• − Property taxes: −$5,938
• − Insurance: −$1,979
• − Repairs & maintenance: −$2,602
• − Management: −$2,602
• − Depreciation: −$11,516
• Taxable loss: −$14,292
• Est. tax savings @ 24.0%: +$3,430
• After-tax cash flow: $-3,708/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.

Condition & rehab AI · 9 photos

Excellent 95/100 None rehab

This charming two-level townhome is in excellent condition with no visible repairs needed. It offers a modern kitchen, well-maintained bathrooms, and a well-maintained exterior. The property is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and add value. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters. ↑
• Both Upgrading appliances — Upgrading to newer, more energy-efficient appliances can improve functionality and appeal to potential buyers/renters. ↑

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Nexton Elementary C SC #137/597 Nat'l #10,846/41,679 Middle Cane Bay Middle F SC #86/229 Nat'l #6,571/14,009 High Cane Bay High B SC #73/196 Nat'l #2,514/17,239

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

C Composite livability gradescore 63/100

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 · 254,184 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: 9% of renters

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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%

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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%
• Languages at home: 91% English-only · Spanish 6% German/W. Germanic 1%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Address: 217 Carefree Way, Summerville, SC 29486Last modified Apr 25, 2026
• Financial info: List price $348,460

Exterior

• Home design: Single-family home (Sage plan)Active listing
• Construction: New construction (Plan)
• Exterior features: Living area approximately 1553

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2.25 total bathrooms (includes full, 3/4, and half baths)
• Interior features: Plan-based new construction (Sage plan)