114 Barshay Dr · Summerville, SC 29483

$195,000

3 bd · 1.0 ba · 1,297 sqft · SingleFamily public records · 8 Days on market

Built 1972 7,840 sqft lot Est $292k · 33% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.9/10.0
• 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

THIS ONE OWNER IS IMMACULATE AND A MUST SEE W/LARGE FENCED BACK YARD AND LOTS OF TREES.

Key facts

• Covered porch
• 7,840 sq ft lot
• Garage

Tags

• COVERED PORCH
• TRANQUIL RESIDENTIAL STREET
• DORCHESTER II SCHOOL DISTRICT

Property features AI

Exterior

• Parking: Detached 1-car garage; Off-street parking
• Utilities: Public sewer; Dominion Energy for power; Dorchester County Water and Sewer for water
• Home design: Single-family detached residential; One story
• Construction: Architectural roof; Life estate ownership
• Exterior features: Chain link fencing; Level lot (less than 0.5 acre)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms; Master bedroom with ceiling fan(s)
• Flooring: Carpet
• Bathrooms: 1 full and 1 half bathroom
• Heating & cooling: Central heat (electric heat pump); Central air conditioning
• Interior features: Blown ceiling insulation; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 7.9% 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+, 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: Newington Elementary (math 42% / reading 48%, grade D-, #224 of 597 statewide, top 38%, 758 students, 81% FRL); Gregg Middle (math 28% / reading 45%, grade F, #98 of 229 statewide, top 43%, 850 students, 76% FRL); Summerville High (math 60% / reading 92%, grade A-, #34 of 196 statewide, top 17%, 3,308 students, 59% FRL) — zoned schools average 72% FRL vs 36% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 741 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $75k; list at $195k implies a 160% 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 $195,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $291,825
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Barshay Dr	0.00mi	3/1.0	1,197 (-8%)	0mo	$175,000	$146	87
116 Forest Cir	0.51mi	3/2.0	1,300 (+0%)	4mo	$225,000	$173	69
114 Froman Dr	0.22mi	3/1.5	1,456 (+12%)	1mo	$202,000	$139	66
329 Damascus Dr	0.55mi	3/2.0	1,298 (+0%)	6mo	$280,000	$216	65
322 Damascus Dr	0.51mi	3/2.0	1,342 (+4%)	4mo	$312,000	$232	63
110 Froman Dr	0.25mi	4/1.5 (+1)	1,182 (-9%)	7mo	$272,000	$230	61
108 Jupiter Ln	0.70mi	3/2.0	1,353 (+4%)	1mo	$310,000	$229	56
149 Casein St	0.56mi	3/2.0	1,383 (+7%)	5mo	$359,000	$260	55
237 Moon Dance Ln	0.66mi	3/2.0	1,423 (+10%)	2mo	$343,000	$241	48
121 Apache Dr	0.57mi	3/2.0	1,462 (+13%)	1mo	$310,000	$212	47
108 Apache Dr	0.60mi	3/2.0	1,445 (+11%)	2mo	$325,000	$225	47
142 Moon Dance Ln	0.70mi	3/2.0	1,452 (+12%)	2mo	$307,000	$211	42

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 · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-17,783
• Equity at exit: $29,075

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-6,260
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,119 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$303 /mo · $3,638/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $267

Break-even live

Break-even rent $1,781

Max offer price $195,000

Occupancy floor 82%

Sensitivity live

Price	-10% $377	-5% $322	+0% $267	+5% $212	+10% $157
Rent	-10% $100	-5% $183	+0% $267	+5% $351	+10% $434
Rate	-1.0pp $365	-0.5pp $317	base $267	+0.5pp $216	+1.0pp $165

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 Omalley Dr Summerville, SC	3.0	3.0	1760	$2,290	$1.30	24d	1	0.47mi
409 Verbena Ave Summerville, SC	3.0	2.5	1301	$1,950	$1.50	24d	1	0.76mi
319 Pimpernel St Summerville, SC	3.0	2.5	1660	$2,400	$1.45	3d	1	1.09mi
157 Cantona Dr Summerville, SC	3.0	2.5	1737	$2,300	$1.32	24d	1	1.13mi
207 Ruth Anne Dr Summerville, SC	3.0	1.0	1000	$1,600	$1.60	20d	1	1.17mi
105 Barberry St Summerville, SC	3.0	2.5	1285	$2,050	$1.60	3d	1	1.20mi
103 Barberry St Summerville, SC	3.0	2.5	1548	$2,011	$1.30	24d	1	1.20mi
303 Canaberry Cir Summerville, SC	3.0	2.0	1438	$2,395	$1.67	24d	1	1.21mi
401 Golf Rd #204 Summerville, SC	2.0	1.5	993	$1,400	$1.41	24d	1	1.22mi
111 W Johnston St Unit A Summerville, SC	2.0	1.0	1100	$2,000	$1.82	24d	1	1.49mi

Listing history 7 events

1. 2026-05-23
   status Active
2. 2026-05-19
   historical Active Under Contract
3. 2026-05-18
   listed $195,000 Active
4. 2003-05-08
   soldstatus $75,000
5. 2003-05-02
   soldstatus $75,000 87-char remark

   Show marketing remark (87 chars)

   THIS ONE OWNER IS IMMACULATE AND A MUST SEE W/LARGE FENCED BACK YARD AND LOTS OF TREES.

6. 2002-11-13
   listed $79,600 87-char remark

   Show marketing remark (87 chars)

   THIS ONE OWNER IS IMMACULATE AND A MUST SEE W/LARGE FENCED BACK YARD AND LOTS OF TREES.

7. 1973-04-28
   soldstatus $19,100

ⓘ 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: $3,638 · $303/mo
• Projected year-2 tax: $3,638 · $303/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 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: $25,427
• − Mortgage interest: −$10,923
• − Property taxes: −$3,638
• − Insurance: −$975
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$5,673
• Taxable income: $150
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $3,167/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

• 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

+920.9% since first listed

7 events — show timeline

• 2026-05-23 Relisted — Charleston Trident MLS
• 2026-05-19 Contingent — Charleston Trident MLS
• 2026-05-18 Listed $195,000 Charleston Trident MLS
• 2003-05-08 Sold (Public Records) $75,000 Public Records
• 2003-05-02 Sold (MLS) $75,000 Charleston Trident MLS
• 2002-11-13 Listed $79,600 Charleston Trident MLS
• 1973-04-28 Sold (Public Records) $19,100 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,638 · +199.8% YoY. Source: county tax records.