920 Long Bluff Rd · Summerville, SC 29486

$354,345

5 bd · 2.5 ba · 2,215 sqft · Land · 42 Days on market

Built 2026 3,484 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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Special Interest Rate with Closing Cost Assistance paid for by Builder. Welcome to 920 Long Bluff Road located in Pine Hills; a premier neighborhood located within the highly sought-after, master-planned community of Cane Bay in Summerville, SC. Residents enjoy true resort-style living with access to exceptional amenities including a massive water slide, resort pool, lap pool, playground, bocce ball courts, grilling stations, and an outdoor fire pit lounge. Pine Hills also stands out with three convenient entrances, offering easy access in and out of the community--an uncommon feature within Cane Bay. With beautiful new homes, abundant amenities, and a prime Summerville location near school

Key facts

• Resort pool
• Massive water slide
• Bocce ball courts

Tags

• MASSIVE WATER SLIDE
• RESORT POOL
• LAP POOL
• PLAYGROUND
• BOCCE BALL COURTS
• GRILLING STATIONS

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath land listed at $354k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (22.9% below list).
• Recommended offer: $273k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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 16d 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

• It's been on market 42 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.

Recommended offer $273,051 (22.9% 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 42 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.77% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.41%
• DSCR: 0.80
• GRM: 10.8

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: -24.1%
• Equity multiple: 0.18×
• Total profit: $-81,464
• Equity at exit: $52,834

10-year hold

• IRR: -20.2%
• Equity multiple: -0.05×
• Total profit: $-104,181
• Equity at exit: $30,637

Cash invested: $99,217 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,731 high
• Mortgage (P&I): −$1,858
• Tax est. 1.5%: −$443 /mo · $5,315/yr
• Insurance: −$148
• HOA: −$73
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $-365

Break-even live

Break-even rent $3,192

Max offer price $301,573

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-242	+0% $-365	+5% $-487	+10% $-610
Rent	-10% $-580	-5% $-473	+0% $-365	+5% $-257	+10% $-149
Rate	-1.0pp $-186	-0.5pp $-275	base $-365	+0.5pp $-457	+1.0pp $-550

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: $88,586
• Closing costs: $10,630
• 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
• Likely covers: waterpool

Listing history 13 events

1. 2026-06-21
   days on market $354,345 Active 42 DOM
2. 2026-06-18
   days on market $354,345 Active 39 DOM
3. 2026-06-17
   days on market $354,345 Active 38 DOM
4. 2026-06-16
   days on market $354,345 Active 37 DOM
5. 2026-06-15
   days on market $354,345 Active 36 DOM
6. 2026-06-13
   days on market $354,345 Active 34 DOM
7. 2026-06-13
   days on market $354,345 Active 33 DOM
8. 2026-06-10
   days on market $354,345 Active 31 DOM
9. 2026-06-09
   days on market $354,345 Active 30 DOM
10. 2026-06-08
    status $354,345 Active 29 DOM
11. 2026-02-24
    status Pending
12. 2026-02-15
    price $354,345
13. 2026-01-26
    listed $356,845 Active

ⓘ 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: −$19,849
• − Property taxes: −$5,315
• − Insurance: −$1,772
• − Repairs & maintenance: −$2,621
• − Management: −$2,621
• − HOA: −$876
• − Depreciation: −$10,308
• Taxable loss: −$10,596
• Est. tax savings @ 24.0%: +$2,543
• After-tax cash flow: $-1,833/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

-0.7% since first listed

3 events — show timeline

• 2026-02-24 Pending — Charleston Trident MLS
• 2026-02-15 Price Changed $354,345 Charleston Trident MLS
• 2026-01-26 Listed $356,845 Charleston Trident MLS