143 Cotton Leaf Blvd #59 · Summerville, SC 29486

$249,990

3 bd · 2.5 ba · 1,386 sqft · Condo · 91 Days on market

Built 2026 Excellent condition $165/mo HOA · 7% of rent ↓ 13% since listing

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• 1% rule +4.4/10.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Aster Towns! These brand-new townhomes are a part of the master-planned community of Cane Bay. Enjoy the spacious open-concept floorplan, complete with included appliances, and beautiful LVP flooring downstairs. Upstairs, enjoy a spacious owner's suite complete with a full-sized bathroom and large walk-in closet. Right down the hall, you will find 2 guest rooms with a full bathroom. Your ideal lifestyle awaits in these move-in ready townhomes!

Key facts

• $165 HOA
• Garage
• Built 2026

Property features AI

Finance

• HOA & community: HOA fee $165 monthly

Exterior

• Parking: 1-car garage
• Utilities: Public sewer
• Home design: Residential, single-family attached; Two levels; New construction
• Construction: New construction
• Exterior features: Asphalt roof

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms, primary bedroom located on the upper level
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 3 total (2.5 bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living/dining combo
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-34 ($-406/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (5.9% below list).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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.
• 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 Middle (math 19% / reading 32%, grade F, #162 of 229 statewide, top 71%, 1,403 students, 57% 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); 1301 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).
• This rent runs 32% 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 $8k 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 91 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,490 (9.0% 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 91 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 8.9

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-43,304
• Equity at exit: $37,274

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-43,099
• Equity at exit: $21,615

Cash invested: $69,997 (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: 1301
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,353 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$165
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-34

Break-even live

Break-even rent $2,396

Max offer price $245,098

Occupancy floor 96%

Sensitivity live

Price	-10% $139	-5% $53	+0% $-34	+5% $-120	+10% $-207
Rent	-10% $-220	-5% $-127	+0% $-34	+5% $59	+10% $152
Rate	-1.0pp $92	-0.5pp $30	base $-34	+0.5pp $-99	+1.0pp $-164

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 Grand View Xing Summerville, SC	4.0	2.0	1768	$2,400	$1.36	16d	1	0.12mi
391 Tiliwa St Summerville, SC	3.0	2.5	1786	$2,295	$1.28	5d	1	0.20mi
402 Tiliwa St Summerville, SC	3.0	2.5	1785	$2,295	$1.29	5d	1	0.25mi
753 Ridgley Dr Summerville, SC	3.0	2.5	1786	$2,295	$1.28	23d	1	0.38mi
755 Ridgley Dr Unit 755 Summerville, SC	3.0	2.5	1796	$2,500	$1.39	5d	1	0.39mi
704 Ladywood Dr Summerville, SC	3.0	2.0	1618	$2,350	$1.45	5d	1	0.57mi
44000 Owl Wood Ln Summerville, SC	1.0–3.0	1.0–2.0	1086	$2,129	$1.96	5d	14	0.61mi
900 Emblem St Summerville, SC	1.0–3.0	1.0–2.0	1086	$2,159	$1.99	4d	21	0.74mi
5101 Evado Ln Summerville, SC	3.0	1.0–2.0	859	$2,136	$2.49	4d	19	0.77mi
608 Ladywood Dr Summerville, SC	3.0	2.0	1618	$2,200	$1.36	13d	1	0.83mi
108 Haventree Ct Summerville, SC	4.0	2.5	1792	$2,400	$1.34	25d	1	0.86mi
130 Lucky Day Dr Summerville, SC	3.0	2.0	1547	$2,100	$1.36	4d	1	0.89mi
844 Lilyford Ln , SC	3.0	2.5	1518	$2,300	$1.52	25d	1	1.07mi
900 Owl Wood Ln Summerville, SC	2.0	2.0	1157	$2,385	$2.06	25d	1	1.14mi
900 Owl Wood Ln Summerville, SC	3.0	2.0	1311	$2,273	$1.73	5d	1	1.14mi
175 Lyra Ln Summerville, SC	3.0–4.0	2.0–3.0	2082	$2,200	$1.06	5d	3	1.29mi
318 Deep River Rd Summerville, SC	4.0	2.0	1689	$2,349	$1.39	16d	1	1.31mi
310 Surfbird Rd Summerville, SC	3.0	2.5	1761	$2,350	$1.33	12d	1	1.34mi
495 Pender Woods Dr Summerville, SC	3.0	2.0	1418	$2,175	$1.53	25d	1	1.42mi

HOA detail condo

• Monthly dues: $165 · $1,980/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-04-23
   price $249,990
2. 2026-04-08
   price $269,990
3. 2026-02-24
   listed $287,990 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: $28,235
• − Mortgage interest: −$14,003
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − HOA: −$1,980
• − Depreciation: −$7,272
• Taxable loss: −$4,538
• Est. tax savings @ 24.0%: +$1,089
• After-tax cash flow: $683/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 · 13 photos

Excellent 95/100 None rehab

This move-in ready townhome in Aster Towns is in excellent condition with no visible repairs needed. It offers a spacious open-concept floorplan and beautiful LVP flooring downstairs. The exterior is in good condition, and the property has a great location in the master-planned community of Cane Bay.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value
• Both Landscaping the front yard — Improves curb appeal and rental value
• Both Upgrading the flooring in the living room — Enhances the aesthetic and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Both Upgrading the flooring in the living room — Enhances the aesthetic and resale 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: 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

-13.2% since first listed

3 events — show timeline

• 2026-04-23 Price Changed $249,990 Charleston Trident MLS
• 2026-04-08 Price Changed $269,990 Charleston Trident MLS
• 2026-02-24 Listed $287,990 Charleston Trident MLS