100 Tuscany Ct · Summerville, SC 29456

$245,000

3 bd · 2.0 ba · 1,360 sqft · Townhouse public records · 19 Days on market

Built 2006 2,178 sqft lot Est $258k · 5% under

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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 +13.4/30.0
• ARV discount +9.8/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COME SEE WHY THE DIFFERENCE IS OBVIOUS WITH A SUMMERVILLE HOME. BEAUTIFUL BRICK FRONT TOWNHOME WITH CERAMIC TILE FLOORS IN THE KITCHEN, BATHS AND LAUNDRY AREA, 36'' CABINETS WITH CROWN MOLDING, 9' SMOOTH CEILINGS, 2 OR 3 BEDROOM OPTIONS AND SCREENED PORCH. YOU CAN SEE THE QUALITY IN OUR STANDARD FEATURES. AVAILABLE END OF OCTOBER.

Key facts

• Low-maintenance gem
• Ample cabinetry
• Quiet cul-de-sac

Tags

• OPEN-CONCEPT MAIN LEVEL
• 9-FOOT CEILINGS
• AMPLE CABINETRY
• QUIET CUL-DE-SAC
• EASY INTERSTATE ACCESS
• LOW-MAINTENANCE GEM

Property features AI

Finance

• HOA & community: Monthly association fee; Community trash service

Exterior

• Parking: No carport spaces
• Utilities: Public sewer; Dominion Energy (electric); Summerville CPW (water)
• Home design: Residential townhouse; Single family attached; Two levels; Located in Limehouse Villas
• Construction: Townhouse construction
• Exterior features: Architectural roof; Interior lot

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 2 bedrooms; Primary bedroom on upper level with walk-in closet
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Heat pump; Central air conditioning
• Interior features: Smooth ceilings; High ceilings; Ceiling fans; Eat-in kitchen; Family room; Pantry
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $5 ($57/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (21.0% below list).
• Recommended offer: $193k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% 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: Dr. Eugene Sires Elementary (math 37% / reading 46%, grade F, #269 of 597 statewide, top 46%, 858 students, 76% FRL); Oakbrook Middle (math 25% / reading 39%, grade F, #119 of 229 statewide, top 54%, 1,006 students, 67% FRL); Ashley Ridge High (math 73% / reading 93%, grade A, #18 of 196 statewide, top 9%, 2,542 students, 50% FRL) — zoned schools average 65% FRL vs 36% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 180 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 19 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $146k; list at $245k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $193,459 (21.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.79% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $258,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Tuscany Ct	0.04mi	2/2.5 (-1)	1,360 (0%)	15mo	$247,000	$182	78
101 Tuscany Ct	0.00mi	3/2.5	1,360 (0%)	24mo	$265,000	$195	78
110 Venezia Ct	0.07mi	3/2.5	1,475 (+8%)	4mo	$290,000	$197	78
117 Venezia Ct	0.02mi	3/2.5	1,475 (+8%)	17mo	$275,000	$186	69
116 Venezia Ct	0.06mi	3/2.5	1,528 (+12%)	12mo	$290,000	$190	65
217 Tuscany Ct	0.16mi	3/2.5	1,479 (+9%)	17mo	$275,000	$186	62
1012 Lexi Ct	0.74mi	3/2.5	1,319 (-3%)	23mo	$250,000	$190	40

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-38,261
• Equity at exit: $36,530

10-year hold

• IRR: -6.2%
• Equity multiple: 0.59×
• Total profit: $-28,189
• Equity at exit: $21,183

Cash invested: $68,600 (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 29456

• Home prices YoY: -15.1%
• Rents YoY: 3.6%
• Active inventory: 180
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $5

Break-even live

Break-even rent $1,929

Max offer price $245,000

Occupancy floor 95%

Sensitivity live

Price	-10% $143	-5% $74	+0% $5	+5% $-65	+10% $-134
Rent	-10% $-148	-5% $-72	+0% $5	+5% $81	+10% $158
Rate	-1.0pp $128	-0.5pp $67	base $5	+0.5pp $-59	+1.0pp $-123

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Tuscany Ct Ladson, SC	3.0	2.5	1360	$1,795	$1.32	20d	1	0.08mi
126 Tuscany Ct Ladson, SC	3.0	2.5	1360	$1,795	$1.32	25d	1	0.08mi
111 Coopers Ridge Blvd Ladson, SC	1.0–3.0	1.0–3.0	996	$1,845	$1.85	4d	9	0.23mi
3785 Ladson Rd Ladson, SC	1.0–3.0	1.0–2.0	1020	$2,043	$2.00	4d	26	0.46mi
3825 Ladson Rd Ladson, SC	3.0	2.0	1311	$1,923	$1.47	25d	1	0.55mi
3825 Ladson Rd Ladson, SC	2.0	2.0	1065	$1,651	$1.55	20d	1	0.55mi
111 Finch St Ladson, SC	3.0	2.0	1400	$2,000	$1.43	25d	1	0.55mi
107 Hickory Ln Unit D Ladson, SC	2.0	1.5	943	$1,550	$1.64	4d	1	0.64mi
105 Hickory Ln Unit A Ladson, SC	2.0	1.5	943	$1,475	$1.56	25d	1	0.66mi
614 Knowledge Dr Ladson, SC	3.0	2.5	1860	$2,550	$1.37	13d	1	0.79mi
9604 Blue Jay Ct Ladson, SC	2.0	2.0	1100	$1,549	$1.41	25d	1	0.79mi
148 Grand Oaks Dr Ladson, SC	3.0	2.5	1540	$2,149	$1.40	13d	1	0.86mi
184 Grand Oaks Dr Ladson, SC	3.0	3.5	1552	$2,025	$1.30	4d	1	0.90mi
251 Grand Oaks Dr Ladson, SC	3.0	3.5	1552	$2,100	$1.35	4d	1	0.99mi
325 Midland Pkwy Summerville, SC	1.0–3.0	1.0–2.0	1040	$2,039	$1.96	4d	21	1.07mi
9155 Parlor Dr Ladson, SC	3.0	2.5	1473	$1,950	$1.32	16d	1	1.14mi
9155 Parlor Dr Ladson, SC	3.0	2.5	1473	$1,950	$1.32	23d	1	1.14mi
124 Miley Dr Summerville, SC	3.0	2.0	1460	$1,900	$1.30	25d	1	1.14mi
9648 Brandishing Rd Ladson, SC	3.0	2.0	1343	$2,350	$1.75	16d	1	1.20mi
117 Lynches River Dr Summerville, SC	3.0	2.5	1470	$1,999	$1.36	25d	1	1.24mi
3640 Pimmit Pl Ladson, SC	3.0	2.5	1774	$2,295	$1.29	25d	1	1.29mi
211 Congaree River Dr Summerville, SC	3.0	2.5	1650	$2,995	$1.82	25d	1	1.35mi
226 Saint Catherines CT Summerville, SC	2.0–3.0	2.5	1421	$2,275	$1.60	4d	8	1.38mi
112 Stewart Pl Summerville, SC	2.0	2.0	979	$1,700	$1.74	25d	1	1.40mi
202 Seneca River Dr Summerville, SC	3.0	2.5	1680	$2,295	$1.37	13d	1	1.40mi
807 Sandpiper Dr Unit A Ladson, SC	2.0	1.0	900	$1,350	$1.50	25d	1	1.41mi
158 Hummingbird Ave Unit B Ladson, SC	2.0	2.0	1000	$1,700	$1.70	25d	1	1.44mi
9657 Spencer Woods Rd Ladson, SC	3.0	2.0	1283	$2,175	$1.70	25d	1	1.44mi
328 Seneca River Dr Summerville, SC	3.0	2.0	1270	$2,000	$1.57	4d	1	1.45mi
825 Sandpiper Dr Unit B Ladson, SC	2.0	2.0	1000	$1,450	$1.45	23d	1	1.45mi
821 Sandpiper Dr Unit A Ladson, SC	2.0	2.0	950	$1,400	$1.47	16d	1	1.47mi

Listing history 13 events

1. 2026-06-22
   days on market $245,000 Active 19 DOM
2. 2026-06-18
   days on market $245,000 Active 16 DOM
3. 2026-06-17
   days on market $245,000 Active 15 DOM
4. 2026-06-16
   days on market $245,000 Active 14 DOM
5. 2026-06-15
   days on market $245,000 Active 13 DOM
6. 2026-06-13
   days on market $245,000 Active 11 DOM
7. 2026-06-13
   days on market $245,000 Active 10 DOM
8. 2026-06-10
   days on market $245,000 Active 8 DOM
9. 2026-06-09
   days on market $245,000 Active 7 DOM
10. 2026-06-08
    days on market $245,000 Active 6 DOM
11. 2026-06-07
    days on market $245,000 Active 5 DOM
12. 2026-06-03
    remarks 581-char remark
13. 2026-06-03
    listed $245,000 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: $1,641 · $137/mo
• Projected year-2 tax: $1,641 · $137/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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,215
• − Mortgage interest: −$13,724
• − Property taxes: −$1,641
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$7,127
• Taxable loss: −$4,216
• Est. tax savings @ 24.0%: +$1,012
• After-tax cash flow: $1,068/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): 41,214
• Household income: $78,361
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1384.0

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 0.67)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Spanish 10% Other Indo-European 3% Tagalog/Filipino 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: ▼ -55.17%
• Current HPI: 310.9027
• Rent YoY: ▲ 3.62%
• 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

+67.9% since first listed

4 events — show timeline

• 2026-06-01 Listed $245,000 Charleston Trident MLS
• 2006-11-30 Sold (MLS) $145,900 Charleston Trident MLS
• 2006-06-27 Sold (Public Records) $114,120 Public Records
• 2006-06-01 Listed $145,900 Charleston Trident MLS

Property tax history

+2.9%/yr

Latest (2025): $1,641 · +0.0% YoY. Source: county tax records.