153 Green Thistle Way · Ridgeville, SC 29483

$237,560

3 bd · 2.5 ba · 1,879 sqft · Condo · 57 Days on market

Built 2026 Excellent condition $385/mo HOA · 16% of rent

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Why this score? — see what drove the D 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 +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Condition / age +5.0/5.0
• Schools +4.1/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home is host to an inviting open-concept layout on the first floor, with a nearby patio offering simple indoor-outdoor living. All three bedrooms are located on the second floor for optimal comfort and privacy, including a lavish owner's suite with a full bathroom and walk-in closet, surrounding a versatile loft space.

Key facts

• Walk-in closet
• Versatile loft space
• Owner's suite

Tags

• OPEN-CONCEPT LAYOUT
• INDOOR-OUTDOOR LIVING
• OWNER'S SUITE
• WALK-IN CLOSET
• VERSATILE LOFT SPACE

Property features AI

Finance

• HOA & community: HOA fee $385 per month

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public sewer; Electric service: Berkeley Electric Co-Op; Water/sewer service: Dorchester County Water and Sewer Authority
• Home design: Single-family attached condominium; Two stories; New construction
• Construction: Condominium structure
• Exterior features: Condominium ownership; Located in Dawson Pointe subdivision

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms; Primary bedroom on upper level
• Flooring: Carpet; Vinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Smooth ceilings; High ceilings; Kitchen island; Walk-in closets; Family room; Entrance foyer; Loft; Pantry
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $238k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (6.9% below list).
• Meets the 1% rule at list price ($2k rent vs $238k).
• Recommended offer: $221k (6.9% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.1% in Ridgeville — 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 59/100 on livability (#245 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, employment D, amenities 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: Alston-Bailey Elementary (math 38% / reading 44%, grade F, #276 of 597 statewide, top 48%, 715 students, 86% FRL); Charles B. Dubose Middle (math 30% / reading 45%, grade F, #90 of 229 statewide, top 42%, 950 students, 62% FRL); Summerville High (math 60% / reading 92%, grade A-, #34 of 196 statewide, top 17%, 3,308 students, 59% FRL) — zoned schools average 69% FRL vs 36% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 741 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($86k/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 $7k 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 57 days — a 3% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $221,073 (6.9% 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 57 days. Have you received any prior offers? Is the seller open to a 7% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.26×
• Total profit: $-49,197
• Equity at exit: $35,421

10-year hold

• IRR: -20.6%
• Equity multiple: 0.01×
• Total profit: $-65,866
• Equity at exit: $20,540

Cash invested: $66,517 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,421 medium
• Mortgage (P&I): −$1,246
• Tax est. 1.5%: −$297 /mo · $3,563/yr
• Insurance: −$99
• HOA: −$385
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-114

Break-even live

Break-even rent $2,565

Max offer price $221,073

Occupancy floor 100%

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: $59,390
• Closing costs: $7,127
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Wild Goose Trl Summerville, SC	3.0	2.5	2363	$2,300	$0.97	3d	1	0.46mi
292 Greyback Rd Summerville, SC	3.0	2.0	1500	$2,995	$2.00	3d	1	0.97mi

HOA detail condo

• Monthly dues: $385 · $4,620/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $237,560 Active 57 DOM
2. 2026-06-17
   days on market $237,560 Active 56 DOM
3. 2026-06-16
   days on market $237,560 Active 55 DOM
4. 2026-06-15
   days on market $237,560 Active 54 DOM
5. 2026-06-13
   days on market $237,560 Active 52 DOM
6. 2026-06-13
   pricedays on market $237,560 Active 51 DOM
7. 2026-06-10
   days on market $252,560 Active 49 DOM
8. 2026-06-09
   days on market $252,560 Active 48 DOM
9. 2026-06-08
   days on market $252,560 Active 47 DOM
10. 2026-06-07
    days on market $252,560 Active 46 DOM
11. 2026-06-03
    days on market $252,560 Active 42 DOM
12. 2026-06-02
    price $252,560 Active 40 DOM
13. 2026-06-01
    days on market $247,560 Active 40 DOM
14. 2026-05-31
    days on market $247,560 Active 39 DOM
15. 2026-05-20
    price $254,810
16. 2026-05-11
    price $248,610

    Show marketing remark (339 chars)

    This new two-story home is host to an inviting open-concept layout on the first floor, with a nearby patio offering simple indoor-outdoor living. All three bedrooms are located on the second floor for optimal comfort and privacy, including a lavish owner's suite with a full bathroom and walk-in closet, surrounding a versatile loft space.

17. 2026-05-11
    price $248,610 339-char remark

    Show marketing remark (339 chars)

    This new two-story home is host to an inviting open-concept layout on the first floor, with a nearby patio offering simple indoor-outdoor living. All three bedrooms are located on the second floor for optimal comfort and privacy, including a lavish owner's suite with a full bathroom and walk-in closet, surrounding a versatile loft space.

18. 2026-05-05
    price $246,610 339-char remark

    Show marketing remark (339 chars)

    This new two-story home is host to an inviting open-concept layout on the first floor, with a nearby patio offering simple indoor-outdoor living. All three bedrooms are located on the second floor for optimal comfort and privacy, including a lavish owner's suite with a full bathroom and walk-in closet, surrounding a versatile loft space.

19. 2026-05-05
    price $246,610

    Show marketing remark (339 chars)

    This new two-story home is host to an inviting open-concept layout on the first floor, with a nearby patio offering simple indoor-outdoor living. All three bedrooms are located on the second floor for optimal comfort and privacy, including a lavish owner's suite with a full bathroom and walk-in closet, surrounding a versatile loft space.

20. 2026-04-22
    listed $252,810 Active 339-char remark

    Show marketing remark (339 chars)

    This new two-story home is host to an inviting open-concept layout on the first floor, with a nearby patio offering simple indoor-outdoor living. All three bedrooms are located on the second floor for optimal comfort and privacy, including a lavish owner's suite with a full bathroom and walk-in closet, surrounding a versatile loft space.

21. 2026-04-22
    listed $252,810 Active

    Show marketing remark (339 chars)

    This new two-story home is host to an inviting open-concept layout on the first floor, with a nearby patio offering simple indoor-outdoor living. All three bedrooms are located on the second floor for optimal comfort and privacy, including a lavish owner's suite with a full bathroom and walk-in closet, surrounding a versatile loft space.

ⓘ 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: $29,055
• − Mortgage interest: −$13,307
• − Property taxes: −$3,563
• − Insurance: −$1,188
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − HOA: −$4,620
• − Depreciation: −$6,911
• Taxable loss: −$5,183
• Est. tax savings @ 24.0%: +$1,244
• After-tax cash flow: $-123/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 · 12 photos

Excellent 100/100 None rehab

This brand new, move-in-ready townhome is in excellent condition with modern finishes and a well-maintained exterior. It offers a great value with minimal updates needed to maximize its appeal.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting.
• Resale Updating the kitchen backsplash — A new backsplash can add a modern touch and increase the home's value.
• Both Adding smart home features — Smart home features can improve convenience and appeal to potential buyers/renters.
• Resale Upgrading the flooring in the bathrooms — High-quality flooring can make the bathrooms more appealing and increase the home's value.
• Rental Installing a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who value energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting. ↑
• Resale Updating the kitchen backsplash — A new backsplash can add a modern touch and increase the home's value. ↑
• Both Adding smart home features — Smart home features can improve convenience and appeal to potential buyers/renters. ↑
• Resale Upgrading the flooring in the bathrooms — High-quality flooring can make the bathrooms more appealing and increase the home's value. ↑
• Rental Installing a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who value energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Ridgeville

• Score: 59/100
• State rank: #245
• US rank: #20104

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dorchester County · 182,866 people
• 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

+0.8% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $254,810 Charleston Trident MLS
• 2026-05-11 Price Changed $248,610 Charleston Trident MLS
• 2026-05-11 Price Changed $248,610 Zillow
• 2026-05-05 Price Changed $246,610 Zillow
• 2026-05-05 Price Changed $246,610 Charleston Trident MLS
• 2026-04-22 Listed $252,810 Zillow
• 2026-04-22 Listed $252,810 Charleston Trident MLS