30 Dollie Cir · Summerville, SC 29485

$70,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 9 Days on market

Built 2019 Fair condition

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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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2019 mobile home in a quiet Summerville community. This 2-bedroom, 2-bath home is move-in ready and offers affordable living for less than many apartment rentals in the area. Financing may be available through mobile home lenders such as 21st Mortgage for qualified buyers. Buyer must be approved by the community.

Key facts

• Built 2019
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 19.0% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $484 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.25% ✓
• Cap rate: 19.05%
• Cash-on-cash: 45.55%
• DSCR: 3.03
• GRM: 3.7

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: 43.8%
• Equity multiple: 2.92×
• Total profit: $37,565
• Equity at exit: $10,437

10-year hold

• IRR: 50.2%
• Equity multiple: 6.11×
• Total profit: $100,092
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$367
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $744

Break-even live

Break-even rent $635

Max offer price $70,000

Occupancy floor 48%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Arbor Rd Summerville, SC	1.0	1.0	800	$1,295	$1.62	23d	1	0.49mi
1 Bosquet Ct Summerville, SC	1.0–3.0	1.0–1.5	940	$1,630	$1.73	3d	15	0.66mi
700 Martins Creek Blvd Summerville, SC	1.0–2.0	1.0–2.0	895	$1,673	$1.87	3d	20	0.81mi
100 Dootsie Ct Unit A Summerville, SC	1.0	1.0	611	$1,175	$1.92	21d	1	0.82mi
137 Susan Dr Unit A Summerville, SC	2.0	1.5	922	$1,400	$1.52	23d	1	1.00mi
136 Susan Dr Unit A Summerville, SC	2.0	1.5	922	$1,495	$1.62	3d	1	1.01mi
121 Langley Dr Summerville, SC	2.0	1.0	1088	$1,750	$1.61	14d	1	1.14mi
121 Langley Dr Unit A Summerville, SC	2.0	1.0	1088	$1,750	$1.61	23d	1	1.14mi
1815 Bacons Bridge Rd Summerville, SC	1.0–3.0	1.0–2.0	925	$1,600	$1.73	14d	7	1.16mi
128 Langley Dr Unit C Summerville, SC	2.0	1.5	1088	$1,750	$1.61	23d	1	1.20mi
111 W Johnston St Unit A Summerville, SC	2.0	1.0	1100	$2,000	$1.82	23d	1	1.23mi
1925 Bacons Bridge Rd #108 Summerville, SC	2.0	1.0	784	$1,450	$1.85	12d	1	1.33mi

Listing history 8 events

1. 2026-06-18
   days on market $70,000 Active 9 DOM
2. 2026-06-17
   days on market $70,000 Active 8 DOM
3. 2026-06-16
   days on market $70,000 Active 7 DOM
4. 2026-06-15
   days on market $70,000 Active 6 DOM
5. 2026-06-13
   days on market $70,000 Active 4 DOM
6. 2026-06-13
   days on market $70,000 Active 3 DOM
7. 2026-06-10
   remarks 324-char remark
8. 2026-06-10
   listed $70,000 Active 1 DOM

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,262 · $105/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 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: $18,917
• − Mortgage interest: −$3,921
• − Property taxes: −$1,262
• − Insurance: −$350
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$2,036
• Taxable income: $8,321
• Est. tax owed @ 24.0%: −$1,997
• After-tax cash flow: $6,931/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 · 1 photo

Fair 45/100 Cosmetic rehab

This 2019 mobile home is move-in ready with average condition. A fresh coat of paint and some landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Paint — Siding appears weathered
• Minor Landscaping — Simple landscaping with wooden pallets

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Siding appears weathered	Minor	$500–3,000
Landscaping · Simple landscaping with wooden pallets	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and value ↑

ⓘ 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 — 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

• 2026-06-10 Listed $70,000 FSBO.com