115 Whippoorwill Dr · Summerville, SC 29483

$230,000

3 bd · 2.0 ba · 1,038 sqft · Other · 107 Days on market

Built 2026 9,147 sqft lot ↓ 2% 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER IS OFFERING interest rate buy-down with acceptable offer! Brand New 2026 Built 3 Bed, 2 Full Bath Home! Welcome to 115 Whippoorwill Drive in Summerville, SC. Located in Dorchester District 2, the location and schools can't be beat. No HOA. Hardiboard skirting. New decks. New gravel driveway. All that's left is for you to move in! Schedule your tour today!

Key facts

• New gravel driveway
• New decks
• No hoa

Tags

• HARDIBOARD SKIRTING
• NEW DECKS
• NEW GRAVEL DRIVEWAY
• NO HOA

Property features AI

Finance

• HOA & community: Community trash service

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Dominion Energy service; Dorchester County water service
• Home design: Manufactured/mobile home (single wide); One story; Residential property; New construction
• Construction: Asphalt roof; Fee simple ownership
• Exterior features: Chain link fence; Lot under 0.5 acre

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms (master bedroom on lower level)
• Flooring: Laminate flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Eat-in kitchen; Family room
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $230k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/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 $206k (10.2% below list).
• Recommended offer: $206k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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+, 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: Newington Elementary (math 42% / reading 48%, grade D-, #224 of 597 statewide, top 38%, 758 students, 81% FRL); Gregg Middle (math 28% / reading 45%, grade F, #98 of 229 statewide, top 43%, 850 students, 76% FRL); Summerville High (math 60% / reading 92%, grade A-, #34 of 196 statewide, top 17%, 3,308 students, 59% FRL) — zoned schools average 72% FRL vs 36% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 741 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 107 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,469 (10.2% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.90% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-26,452
• Equity at exit: $34,294

10-year hold

• IRR: -4.5%
• Equity multiple: 0.72×
• Total profit: $-17,853
• Equity at exit: $19,886

Cash invested: $64,400 (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 29483

• Home prices YoY: -34.6%
• Rents YoY: 1.4%
• Active inventory: 741
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $221

Break-even live

Break-even rent $1,785

Max offer price $230,000

Occupancy floor 84%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 Sonoran Cir Summerville, SC	1.0–3.0	1.0–2.0	989	$2,087	$2.11	3d	19	0.52mi
133 Cableswynd Way Summerville, SC	3.0	2.0	1405	$2,200	$1.57	23d	1	0.54mi
1001 Linger Longer Dr Summerville, SC	1.0–2.0	1.0–2.0	929	$1,791	$1.93	3d	26	0.84mi
207 Ruth Anne Dr Summerville, SC	3.0	1.0	1000	$1,600	$1.60	19d	1	1.10mi
10825 Dorchester Rd Summerville, SC	1.0–3.0	1.0–2.0	1068	$1,832	$1.72	3d	14	1.41mi

Listing history 16 events

1. 2026-06-18
   days on market $230,000 Active 107 DOM
2. 2026-06-17
   days on market $230,000 Active 106 DOM
3. 2026-06-16
   days on market $230,000 Active 105 DOM
4. 2026-06-15
   days on market $230,000 Active 104 DOM
5. 2026-06-13
   days on market $230,000 Active 102 DOM
6. 2026-06-13
   days on market $230,000 Active 101 DOM
7. 2026-06-10
   days on market $230,000 Active 99 DOM
8. 2026-06-09
   days on market $230,000 Active 98 DOM
9. 2026-06-08
   days on market $230,000 Active 97 DOM
10. 2026-06-07
    pricedays on market $230,000 Active 96 DOM
11. 2026-06-03
    days on market $235,000 Active 92 DOM
12. 2026-06-01
    days on market $235,000 Active 90 DOM
13. 2026-05-31
    days on market $235,000 Active 89 DOM
14. 2026-04-08
    price $235,000
15. 2026-03-16
    price $239,900
16. 2026-02-28
    listed $240,000 Active

ⓘ 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: $1,299 · $108/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$12/yr (+$1/mo · 0.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $24,776
• − Mortgage interest: −$12,884
• − Property taxes: −$1,299
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$6,691
• Taxable loss: −$1,211
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $2,941/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

• County: Dorchester County · 182,866 people
• City population: 171,668
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 59,186
• Household income: $85,750
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 1309.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 19% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 3% Romanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4%

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: ▼ -131.42%
• Current HPI: 248.8406
• Rent YoY: ▲ 1.45%
• 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

-2.1% since first listed

3 events — show timeline

• 2026-04-08 Price Changed $235,000 Charleston Trident MLS
• 2026-03-16 Price Changed $239,900 Charleston Trident MLS
• 2026-02-28 Listed $240,000 Charleston Trident MLS

Property tax history

+0.9%/yr

Latest (2025): $1,299 · +33.2% YoY. Source: county tax records.