1104 Douglas Wayne Rd · Ladson, SC 29486

$199,000

3 bd · 1.5 ba · 974 sqft · SingleFamily public records · 14 Days on market

Built 1990 4,356 sqft lot Est $254k · 22% under

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Why this score? — see what drove the C+ 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in the established Ashley Plantation community of Summerville! This 3-bedroom, 1.5-bath home offers a great opportunity for investors, flippers, or buyers looking to renovate and add value. Featuring a functional floor plan with spacious living areas, vaulted ceilings, fireplace, and generously sized bedrooms, this property has solid potential for the right buyer. The home will need repairs and updates throughout, including cosmetic improvements and remediation, but offers a strong foundation to create a great primary residence, rental property, or resale project. Outside, enjoy a fenced backyard with mature trees, storage shed, and patio/deck space ready to be brought back

Key facts

• Patio deck space
• Storage shed
• Vaulted ceilings

Tags

• FENCED BACKYARD
• MATURE TREES
• STORAGE SHED
• PATIO DECK SPACE
• FUNCTIONAL FLOOR PLAN
• VAULTED CEILINGS

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family detached home; One story; Ground-level entry; Fee simple ownership; Located in Ashley Plantation subdivision
• Exterior features: Wood fencing; Shed(s) on property

Interior

• Bedrooms: 3 bedrooms; Primary bedroom on lower level
• Bathrooms: 2 bathrooms (1.5 total)
• Interior features: Eat-in kitchen; Family room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 8.3% vs local median 4.9% in Ladson — 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 64/100 on livability (#155 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; 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: Devon Forest Elementary (math 29% / reading 33%, grade F, #385 of 597 statewide, top 65%, 970 students, 100% FRL); College Park Middle (math 14% / reading 28%, grade F, #177 of 229 statewide, top 78%, 714 students, 100% FRL); Stratford High (math 49% / reading 79%, grade B-, #92 of 196 statewide, top 48%, 2,653 students, 42% FRL) — zoned schools average 81% FRL vs 48% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.7%/yr); 1283 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $199,000

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 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?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $254,214
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Douglas Wayne Rd	0.12mi	2/1.0 (-1)	951 (-2%)	3mo	$260,000	$273	81
1019 Tj Ln	0.11mi	3/1.5	1,000 (+3%)	13mo	$255,000	$255	80
136 Tabby Creek Circle Cir	0.24mi	3/1.0	1,013 (+4%)	8mo	$250,000	$247	74
167 Tabby Creek Cir	0.15mi	3/1.0	1,054 (+8%)	4mo	$278,000	$264	74
154 Tabby Creek Cir	0.21mi	3/2.0	1,015 (+4%)	13mo	$235,000	$232	70
184 Tabby Creek Cir	0.18mi	3/2.0	1,100 (+13%)	13mo	$250,000	$227	57
103 Bruce Ct	0.62mi	3/2.0	1,008 (+4%)	8mo	$277,500	$275	56
129 Heather Dr	0.67mi	3/2.0	1,008 (+4%)	7mo	$294,000	$292	55
320 Winding Ln	0.75mi	3/2.0	1,028 (+6%)	10mo	$275,000	$268	46
482 Courtland Dr	0.66mi	3/2.0	1,097 (+13%)	2mo	$225,000	$205	45
106 Highland Ave	0.69mi	3/1.5	1,094 (+12%)	6mo	$285,000	$261	42
406 Carolina Cir	0.74mi	3/2.0	1,101 (+13%)	11mo	$275,000	$250	33

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 · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-11,522
• Equity at exit: $29,672

10-year hold

• IRR: 3.7%
• Equity multiple: 1.26×
• Total profit: $14,682
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$145 /mo · $1,738/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $336

Break-even live

Break-even rent $1,609

Max offer price $199,000

Occupancy floor 78%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Temple Rd Unit A Ladson, SC	2.0	2.0	1025	$1,400	$1.37	12d	1	0.35mi
146 Highland Ave Summerville, SC	3.0	2.0	1073	$2,500	$2.33	23d	1	0.52mi
292 Pittsburg Lndg Summerville, SC	2.0	2.0	850	$1,450	$1.71	23d	1	0.68mi
800 Sangaree Pkwy Summerville, SC	2.0–3.0	2.0	1202	$1,377	$1.15	3d	1	0.85mi
1000 Marlowe Vista Pl Summerville, SC	1.0–3.0	1.0–3.5	1339	$4,196	$3.13	3d	49	0.90mi
721 Emma Meredith Cir Summerville, SC	1.0–3.0	1.0–2.0	925	$1,612	$1.74	3d	12	1.07mi
1398 S University Dr Ladson, SC	2.0	3.0	1063	$1,715	$1.61	23d	1	1.15mi
900 Brookstone Way Summerville, SC	2.0	2.0	950	$1,413	$1.49	14d	1	1.17mi
11000 Eagle Hall Ln Summerville, SC	1.0–2.0	1.0–2.0	1066	$2,090	$1.96	3d	7	1.18mi
2601 N Main St Summerville, SC	3.0	1.0–2.0	934	$2,359	$2.53	3d	16	1.25mi
2500 Gault Way Dr Summerville, SC	2.0	1.0–2.0	913	$1,928	$2.11	3d	21	1.34mi

Listing history 6 events

1. 2026-05-16
   listed $199,000 Active
2. 2026-04-07
   soldstatus $940,625
3. 2010-09-28
   historical
4. 2010-04-19
   listed $94,000
5. 2005-08-03
   soldstatus $75,000
6. 1990-09-18
   soldstatus $54,900

ⓘ 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: $1,738 · $145/mo
• Projected year-2 tax: $1,738 · $145/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $24,423
• − Mortgage interest: −$11,147
• − Property taxes: −$1,738
• − Insurance: −$995
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − Depreciation: −$5,789
• Taxable income: $846
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $3,835/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 — Ladson

• Score: 64/100
• State rank: #155
• US rank: #14552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Berkeley County · 198,768 people
• City population: 41,214
• 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

+262.5% since first listed

6 events — show timeline

• 2026-05-16 Listed $199,000 Charleston Trident MLS
• 2026-04-07 Sold (Public Records) $940,625 Public Records
• 2010-09-28 Listing Removed — Charleston Trident MLS
• 2010-04-19 Listed $94,000 Charleston Trident MLS
• 2005-08-03 Sold (Public Records) $75,000 Public Records
• 1990-09-18 Sold (Public Records) $54,900 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,738 · +2.0% YoY. Source: county tax records.