377 Tiliwa St · Summerville, SC 29486

$329,000

4 bd · 2.5 ba · 1,869 sqft · Land · 22 Days on market

Built 2026 9,147 sqft lot $77/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to Lindera Preserve. Nestled in Cane Bay Plantation and close to everything! The community features a resort style amenity center complete with pool, playground and picnic pavilion. The second Amenity Center includes a pool and playpark and is located near this home site. The Atlanta plan is a 4 bedroom 2.5 bath home. This home features no carpet downstairs in the living area kitchen and foyer, stainless steel appliances, granite countertops, and white shaker cabinets. The first floor has an open concept dining, living and kitchen areas. Upstairs features a nice loft, spacious owner's suite and three additional bedrooms and bath. The covered porch looks out over a nice sized ba

Key facts

• Covered porch
• Picnic pavilion
• Pool

Tags

• RESORT STYLE AMENITY CENTER
• POOL
• PLAYGROUND
• PICNIC PAVILION
• OPEN CONCEPT DINING
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $329k.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (23.3% below list).
• Recommended offer: $252k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.0% in Summerville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Whitesville Elementary (math 34% / reading 39%, grade F, #328 of 597 statewide, top 55%, 1,031 students, 62% FRL); Berkeley High (math 36% / reading 83%, grade C+, #110 of 196 statewide, top 58%, 1,776 students, 50% FRL).
• Market conditions: Rents rising (+2.7%/yr); 1283 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).
• This rent runs 34% of the median local income ($90k/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 $10k of value loss. Plan a longer hold.
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($324k) is reasonable based on typical stale-listing flexibility.

Recommended offer $252,469 (23.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.64%
• DSCR: 0.79
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.17×
• Total profit: $-76,745
• Equity at exit: $49,055

10-year hold

• IRR: -20.9%
• Equity multiple: -0.08×
• Total profit: $-99,094
• Equity at exit: $28,446

Cash invested: $92,120 (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 29486

• Home prices YoY: -15.6%
• Rents YoY: 2.7%
• Active inventory: 1283
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,525 high
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• HOA: −$77
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-356

Break-even live

Break-even rent $2,976

Max offer price $277,467

Occupancy floor —

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
376 Tiliwa St Summerville, SC	5.0	2.5	2400	$2,500	$1.04	23d	1	0.01mi
391 Tiliwa St Summerville, SC	3.0	2.5	1786	$2,295	$1.28	3d	1	0.04mi
402 Tiliwa St Summerville, SC	3.0	2.5	1785	$2,295	$1.29	3d	1	0.07mi
753 Ridgley Dr Summerville, SC	3.0	2.5	1786	$2,295	$1.28	21d	1	0.17mi
755 Ridgley Dr Unit 755 Summerville, SC	3.0	2.5	1796	$2,500	$1.39	3d	1	0.17mi
229 Grand View Xing Summerville, SC	4.0	2.0	1768	$2,400	$1.36	14d	1	0.25mi
44000 Owl Wood Ln Summerville, SC	1.0–3.0	1.0–2.0	1086	$2,129	$1.96	3d	14	0.40mi
788 Redbud Ln Summerville, SC	4.0	2.5	2070	$2,500	$1.21	14d	1	0.50mi
900 Emblem St Summerville, SC	1.0–3.0	1.0–2.0	1086	$2,159	$1.99	2d	21	0.53mi
121 Blossom Wood Ln Summerville, SC	4.0	2.5	1976	$2,300	$1.16	23d	1	0.54mi
350 Spectrum Rd Summerville, SC	4.0	2.5	2186	$2,350	$1.08	23d	1	0.71mi
177 Hayworth Rd Summerville, SC	4.0	3.0	2254	$2,695	$1.20	3d	1	0.74mi
187 Surfbird Rd Summerville, SC	4.0	2.5	2067	$2,700	$1.31	3d	1	0.77mi
742 Ladywood Dr Summerville, SC	4.0	2.5	1976	$2,795	$1.41	2d	1	0.77mi
704 Ladywood Dr Summerville, SC	3.0	2.0	1618	$2,350	$1.45	3d	1	0.78mi
900 Owl Wood Ln Summerville, SC	3.0	2.0	1311	$2,273	$1.73	3d	1	0.93mi
130 Lucky Day Dr Summerville, SC	3.0	2.0	1547	$2,100	$1.36	2d	1	0.97mi
372 Sanctuary Park Dr Summerville, SC	3.0	2.5	2156	$2,361	$1.10	12d	1	0.98mi
363 Sanctuary Park Dr Summerville, SC	4.0	2.5	2528	$2,600	$1.03	23d	1	0.99mi
128 Holly Leaf Ln Summerville, SC	5.0	3.0	2409	$2,650	$1.10	3d	1	0.99mi
519 Donnas View Way Summerville, SC	5.0	3.0	2469	$2,750	$1.11	2d	1	1.00mi
507 Donnas View Way Summerville, SC	4.0	2.5	2290	$2,700	$1.18	23d	1	1.02mi
608 Ladywood Dr Summerville, SC	3.0	2.0	1618	$2,200	$1.36	12d	1	1.04mi
163 Horizon Ridge Dr Moncks Corner, SC	4.0	2.5	2203	$2,600	$1.18	3d	1	1.05mi
439 Avocet Dr Summerville, SC	3.0	2.5	2178	$2,320	$1.07	23d	1	1.07mi
108 Haventree Ct Summerville, SC	4.0	2.5	1792	$2,400	$1.34	23d	1	1.08mi
691 Snow Owl Dr Summerville, SC	3.0	2.5	2173	$2,900	$1.33	23d	1	1.08mi
114 Haventree Ct Summerville, SC	5.0	2.5	2240	$2,600	$1.16	14d	1	1.09mi
506 Purple Finch Rd Summerville, SC	4.0	2.5	2252	$2,700	$1.20	14d	1	1.13mi
318 Deep River Rd Summerville, SC	4.0	2.0	1689	$2,349	$1.39	14d	1	1.14mi
310 Surfbird Rd Summerville, SC	3.0	2.5	1761	$2,350	$1.33	10d	1	1.16mi
331 Dunlin Dr Summerville, SC	3.0	2.5	2416	$2,296	$0.95	21d	1	1.19mi
729 Long Bluff Rd Summerville, SC	5.0	3.0	2361	$2,800	$1.19	23d	1	1.27mi
844 Lilyford Ln , SC	3.0	2.5	1518	$2,300	$1.52	23d	1	1.29mi
175 Lyra Ln Summerville, SC	3.0–4.0	2.0–3.0	2082	$2,450	$1.18	3d	3	1.46mi
461 Navona Dr Summerville, SC	5.0	3.0	2081	$2,710	$1.30	23d	1	1.47mi

HOA detail

• Monthly dues: $77 · $924/yr
• Likely covers: pool

Listing history 4 events

1. 2026-02-20
   soldstatus $1,887,074
2. 2026-01-21
   status Pending
3. 2026-01-17
   price $329,000
4. 2025-12-30
   listed $340,415 Active

ⓘ 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: $30,296
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,424
• − Management: −$2,424
• − HOA: −$924
• − Depreciation: −$9,571
• Taxable loss: −$10,055
• Est. tax savings @ 24.0%: +$2,413
• After-tax cash flow: $-1,860/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 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

• County: Berkeley County · 198,768 people
• City population: 171,668
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 53,975
• Household income: $89,578
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 1017.0

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Black 19% Two or more races 10% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.74%
• Current HPI: 285.0567
• Rent YoY: ▲ 2.67%
• 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

+454.3% since first listed

4 events — show timeline

• 2026-02-20 Sold (Public Records) $1,887,074 Public Records
• 2026-01-21 Pending — Charleston Trident MLS
• 2026-01-17 Price Changed $329,000 Charleston Trident MLS
• 2025-12-30 Listed $340,415 Charleston Trident MLS