719 Beck St · Summerville, SC 29485

$67,500

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 37 Days on market

Built 1995

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

1995 Horton Echo Mobile home for sale in Crestview Mobile Home Park (Aged 55 plus community) located in Summerville, SC. Approx 1400sq feet with attached storage and shed. 3 bedroom, 2 bath furnished. Must be approved by community. Lot rent/HOA is $683/month. Gated entrance, pool, clubhouse and many weekly activities. Clean title. Asking $67,500 obo. As is.

Key facts

• Clubhouse
• Weekly activities
• Gated entrance

Tags

• GATED ENTRANCE
• POOL
• CLUBHOUSE
• WEEKLY ACTIVITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.6% 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+, schools B+, 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.
• Market conditions: Rents rising (+3.9%/yr); 691 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $467 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $65,475 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.94% ✓
• Cap rate: 26.57%
• Cash-on-cash: 72.41%
• DSCR: 4.22
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.93% rent growth · sell at horizon

5-year hold

• IRR: 73.1%
• Equity multiple: 4.36×
• Total profit: $63,575
• Equity at exit: $10,064

10-year hold

• IRR: 77.2%
• Equity multiple: 9.29×
• Total profit: $156,746
• Equity at exit: $5,836

Cash invested: $18,900 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$354
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $1,140

Break-even live

Break-even rent $541

Max offer price $67,500

Occupancy floor 38%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
451 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,150	$1.67	23d	1	0.21mi
463 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,050	$1.60	2d	1	0.22mi
465 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,050	$1.60	2d	1	0.22mi
467 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,050	$1.60	2d	1	0.23mi
305 Chessington Cir Summerville, SC	3.0	2.0	1472	$1,995	$1.36	10d	1	0.27mi
700 Martins Creek Blvd Summerville, SC	1.0–2.0	1.0–2.0	895	$1,673	$1.87	2d	20	0.28mi
136 Susan Dr Unit A Summerville, SC	2.0	1.5	922	$1,495	$1.62	2d	1	0.47mi
137 Susan Dr Unit A Summerville, SC	2.0	1.5	922	$1,400	$1.52	23d	1	0.49mi
137 Susan Dr Unit B Summerville, SC	3.0	2.5	1300	$1,550	$1.19	23d	1	0.49mi
137 Susan Dr Summerville, SC	3.0	3.0	1300	$1,550	$1.19	23d	1	0.49mi
109 Terry Ave Summerville, SC	3.0	2.0	1450	$2,061	$1.42	18d	1	0.58mi
163 Rosefield Ct Summerville, SC	3.0	2.5	1436	$2,000	$1.39	23d	1	0.69mi
101 Bridge Pointe Ln Summerville, SC	3.0	3.0	1668	$2,267	$1.36	14d	1	0.81mi
101 Bridge Pointe Ln Summerville, SC	2.0	3.0	1181	$2,040	$1.73	23d	1	0.81mi
101 Bridge Pointe Ln Summerville, SC	2.0	2.0	1154	$1,598	$1.38	2d	1	0.81mi
226 Saint Catherines CT Summerville, SC	2.0–3.0	2.5	1421	$2,275	$1.60	2d	8	0.82mi
1425 Old Trolley Rd Summerville, SC	1.0–2.0	1.0–2.0	875	$1,631	$1.86	2d	10	0.91mi
124 Miley Dr Summerville, SC	3.0	2.0	1460	$1,900	$1.30	23d	1	0.91mi
300 Miles Jamison Rd Summerville, SC	2.0	1.5	1200	$1,425	$1.19	23d	1	0.92mi
117 Lynches River Dr Summerville, SC	3.0	2.5	1470	$1,999	$1.36	23d	1	0.97mi
1 Bosquet Ct Summerville, SC	1.0–3.0	1.0–1.5	940	$1,823	$1.94	2d	15	1.03mi
211 Congaree River Dr Summerville, SC	3.0	2.5	1650	$2,995	$1.82	23d	1	1.04mi
160 Wainwright Mnr Summerville, SC	3.0	2.5	1867	$2,500	$1.34	23d	1	1.13mi
202 Seneca River Dr Summerville, SC	3.0	2.5	1680	$2,295	$1.37	11d	1	1.24mi
112 Stewart Pl Summerville, SC	2.0	2.0	979	$1,700	$1.74	23d	1	1.26mi
950 Travelers Blvd Summerville, SC	2.0	1.0	695	$1,509	$2.17	2d	4	1.29mi
106 Kimeran Ln Summerville, SC	2.0	1.5	1000	$1,350	$1.35	18d	1	1.41mi
101 Timber Ln Unit C Summerville, SC	2.0	1.5	1000	$1,375	$1.38	23d	1	1.42mi
903 Peacock Pl Unit 1 Summerville, SC	3.0	2.0	1156	$1,850	$1.60	11d	1	1.42mi
903 Peacock Pl Unit 1 Summerville, SC	3.0	2.0	1156	$1,850	$1.60	23d	1	1.42mi
125 Tiffany Ln Summerville, SC	4.0	2.0	1365	$2,000	$1.47	2d	1	1.43mi
114 Jedi Ln Unit A Summerville, SC	3.0	2.0	1200	$1,695	$1.41	2d	1	1.44mi
328 Seneca River Dr Summerville, SC	3.0	2.0	1270	$2,000	$1.57	2d	1	1.45mi
101 Langley Dr Unit C Summerville, SC	3.0	2.5	1315	$1,800	$1.37	2d	1	1.46mi
101 Langley Dr Unit C Summerville, SC	3.0	2.5	1320	$1,800	$1.36	23d	1	1.46mi
1925 Bacons Bridge Rd Summerville, SC	3.0	2.0	1152	$1,524	$1.32	2d	1	1.46mi
101 Langley Dr Unit D Summerville, SC	3.0	2.5	1315	$1,900	$1.44	23d	1	1.46mi
325 Midland Pkwy Summerville, SC	1.0–3.0	1.0–2.0	1040	$2,039	$1.96	2d	21	1.46mi
236 Spencer Cir Summerville, SC	4.0	3.0	1542	$2,225	$1.44	23d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $67,500 Active 37 DOM
2. 2026-06-17
   days on market $67,500 Active 36 DOM
3. 2026-06-16
   days on market $67,500 Active 35 DOM
4. 2026-06-15
   days on market $67,500 Active 34 DOM
5. 2026-06-13
   days on market $67,500 Active 32 DOM
6. 2026-06-13
   days on market $67,500 Active 31 DOM
7. 2026-06-10
   days on market $67,500 Active 29 DOM
8. 2026-06-09
   days on market $67,500 Active 28 DOM
9. 2026-06-08
   days on market $67,500 Active 27 DOM
10. 2026-06-07
    days on market $67,500 Active 26 DOM
11. 2026-06-03
    days on market $67,500 Active 22 DOM
12. 2026-06-01
    days on market $67,500 Active 20 DOM
13. 2026-05-31
    days on market $67,500 Active 19 DOM
14. 2026-05-12
    listed $67,500 Active

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $540 · $45/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 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $23,810
• − Mortgage interest: −$3,781
• − Property taxes: −$540
• − Insurance: −$338
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$1,964
• Taxable income: $13,378
• Est. tax owed @ 24.0%: −$3,211
• After-tax cash flow: $10,474/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

1 event — show timeline

• 2026-05-12 Listed $67,500 FSBO.com

Property tax history

+1.5%/yr

Latest (2017): $540 · +3.8% YoY. Source: county tax records.