107 Magwood Dr · Summerville, SC 29485

$620,000

8 bd · 6.0 ba · — sqft · MultiFamily · 378 Days on market

Built 1984 0.32 ac lot

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

DON'T WAIT THIS IS A GREAT INVESTMENT! ALL UNITS CURRENTLY LEASED FOR $525 MONTH . THIS ALL BRICK QUAD HAS A GREAT RENTAL HISTORY. ALL IN DORCHESTER SCHOOL DISTRICTS. GOOD LOCATION CLOSE TO SHOPPING, SCHOOLS, & HISTORICAL SUMMERVILLE.

Key facts

• Gross rental income
• Fully leased units
• Local amenities

Tags

• WELL MAINTAINED QUADPLEX
• THOUGHTFULLY DESIGNED UNITS
• FULLY LEASED UNITS
• GROSS RENTAL INCOME
• UNMATCHED ACCESS
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Four total units; Tenants pay all utilities

Exterior

• Parking: Open parking; Other parking features
• Utilities: Public sewer
• Home design: Residential income property; Quadruplex; Ground-level entry
• Exterior features: Asphalt roof

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Refrigerator
• Bedrooms: 8 bedrooms
• Bathrooms: 6 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.5-bath units multifamily listed at $620k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $328/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $620k).
• Recommended offer: $546k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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+, 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: Flowertown Elementary (math 41% / reading 48%, grade F, #226 of 597 statewide, top 40%, 853 students, 75% 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 70% FRL vs 36% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 691 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).
• At $7,083/mo this rent would consume 102% of the median local household income ($83k/yr) (locally 1302% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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

• It's been on market 378 days — a 12% lower offer ($546k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $130k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; list at $620k implies a 176% gain — meaningful room to come down on a strong offer.

Recommended offer $545,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 378 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Magwood Dr	0.02mi	8/6.0	—	1mo	$589,000	—	85

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-10,180
• Equity at exit: $92,444

10-year hold

• IRR: 9.1%
• Equity multiple: 1.73×
• Total profit: $127,051
• Equity at exit: $53,606

Cash invested: $173,600 (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 29485

• Rents YoY: 3.9%
• Active inventory: 691
• Price-to-rent: 29.2×

Monthly cashflow live

• Estimated rent: $7,083 high
• Mortgage (P&I): −$3,251
• Tax est. 1.5%: −$775 /mo · $9,300/yr
• Insurance: −$258
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,487
• Net cashflow: $1,311

Break-even live

Break-even rent $5,424

Max offer price $620,000

Occupancy floor 76%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$7,084
Total (4 units)			$7,083

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: $155,000
• Closing costs: $18,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Mateo Ct Summerville, SC	7.0	4.0	2907	$3,500	$1.20	14d	1	0.83mi

Listing history 25 events

1. 2026-06-18
   days on market $620,000 Active 378 DOM
2. 2026-06-17
   days on market $620,000 Active 377 DOM
3. 2026-06-16
   days on market $620,000 Active 376 DOM
4. 2026-06-15
   days on market $620,000 Active 375 DOM
5. 2026-06-13
   days on market $620,000 Active 373 DOM
6. 2026-06-13
   days on market $620,000 Active 372 DOM
7. 2026-06-10
   days on market $620,000 Active 370 DOM
8. 2026-06-09
   days on market $620,000 Active 369 DOM
9. 2026-06-08
   days on market $620,000 Active 368 DOM
10. 2026-06-07
    days on market $620,000 Active 367 DOM
11. 2026-06-03
    days on market $620,000 Active 363 DOM
12. 2026-06-01
    days on market $620,000 Active 361 DOM
13. 2026-05-31
    days on market $620,000 Active 360 DOM
14. 2026-05-01
    status Active
15. 2026-04-14
    historical Active Under Contract
16. 2026-03-11
    price $620,000
17. 2025-09-18
    price $675,000
18. 2025-06-24
    price $712,500
19. 2025-06-05
    listed $750,000 Active
20. 2015-02-06
    historical
21. 2009-04-28
    listed $275,000
22. 2005-04-14
    soldstatus $225,000 238-char remark

    Show marketing remark (238 chars)

    DON'T WAIT THIS IS A GREAT INVESTMENT! ALL UNITS CURRENTLY LEASED FOR $525 MONTH . THIS ALL BRICK QUAD HAS A GREAT RENTAL HISTORY. ALL IN DORCHESTER SCHOOL DISTRICTS. GOOD LOCATION CLOSE TO SHOPPING, SCHOOLS, & HISTORICAL SUMMERVILLE.

23. 2005-03-16
    listed $228,500 238-char remark

    Show marketing remark (238 chars)

    DON'T WAIT THIS IS A GREAT INVESTMENT! ALL UNITS CURRENTLY LEASED FOR $525 MONTH . THIS ALL BRICK QUAD HAS A GREAT RENTAL HISTORY. ALL IN DORCHESTER SCHOOL DISTRICTS. GOOD LOCATION CLOSE TO SHOPPING, SCHOOLS, & HISTORICAL SUMMERVILLE.

24. 2003-01-24
    soldstatus $189,000
25. 2002-11-27
    listed $199,900

ⓘ 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: $84,996
• − Mortgage interest: −$34,730
• − Property taxes: −$9,300
• − Insurance: −$3,100
• − Repairs & maintenance: −$6,800
• − Management: −$6,800
• − Depreciation: −$18,036
• Taxable income: $6,231
• Est. tax owed @ 24.0%: −$1,495
• After-tax cash flow: $14,235/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

+210.2% since first listed

12 events — show timeline

• 2026-05-01 Relisted — Charleston Trident MLS
• 2026-04-14 Contingent — Charleston Trident MLS
• 2026-03-11 Price Changed $620,000 Charleston Trident MLS
• 2025-09-18 Price Changed $675,000 Charleston Trident MLS
• 2025-06-24 Price Changed $712,500 Charleston Trident MLS
• 2025-06-05 Listed $750,000 Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2009-04-28 Listed $275,000 Charleston Trident MLS
• 2005-04-14 Sold (MLS) $225,000 Charleston Trident MLS
• 2005-03-16 Listed $228,500 Charleston Trident MLS
• 2003-01-24 Sold (MLS) $189,000 Charleston Trident MLS
• 2002-11-27 Listed $199,900 Charleston Trident MLS