108 Bee St · Summerville, SC 29483

$267,900

3 bd · 1.0 ba · 1,131 sqft · SingleFamily public records · 1 Days on market

Built 1976 7,840 sqft lot Est $274k · at est.

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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).

• ARV discount +8.5/15.0
• Cash flow +5.7/30.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

No HOA!! This move-in ready brick ranch home has 4 bedrooms and 1.5 baths, the garage has been converted into additional living space that could easily be perfect as a 5th bedroom, a large office or large game room! The home is zoned for prestigious Dorchester District 2 schools and is conveniently located right off of Orangeburg Rd, giving quick access to Hwy 17a, the new Berlin G Meyers extension, or even Jedburg Rd. Getting around town should be a breeze with so many options. The owner has just renovated the home and has made it ready for its new owners! Come check it out while it's still available!

Key facts

• Renovated home
• Converted garage
• Move in ready

Tags

• MOVE IN READY
• CONVERTED GARAGE
• ZONED FOR PRESTIGIOUS SCHOOLS
• QUICK ACCESS TO HWY 17A
• RENOVATED HOME

Property features AI

Exterior

• Parking: Off-street parking; Converted garage
• Utilities: Public sewer; Dominion Energy service; Summerville CPW service
• Home design: Single-family detached residence; One story; Ground-level entry; Fee simple ownership
• Construction: Architectural roof
• Exterior features: Rain gutters; Wood fencing

Interior

• Kitchen: Dishwasher; Gas range and oven; Microwave
• Bedrooms: 4 bedrooms (master bedroom has ceiling fan)
• Flooring: Vinyl flooring
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; Ceiling fans; Bonus room; Eat-in kitchen; Family room
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $-548 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (36.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (31.6% below list).
• Recommended offer: $171k (36.2% below list) — sets the bar for cash-flow.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $8k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $46k; list at $268k implies a 487% gain — meaningful room to come down on a strong offer.

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 $171,015 (36.2% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.68% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.77%
• DSCR: 0.61
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $273,702
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Barshay Dr	0.24mi	3/1.0	1,197 (+6%)	0mo	$175,000	$146	79
110 Froman Dr	0.08mi	4/1.5 (+1)	1,182 (+4%)	7mo	$272,000	$230	76
210 Froman Dr	0.18mi	3/2.0	1,152 (+2%)	11mo	$290,000	$252	75
241 Apache Dr	0.54mi	3/2.0	1,141 (+1%)	16mo	$305,000	$267	56
112 King St	0.21mi	3/2.0	1,238 (+10%)	18mo	$300,000	$242	55
131 Danzid Dr	0.30mi	3/2.0	1,219 (+8%)	20mo	$280,000	$230	53
207 Apache Dr	0.53mi	3/2.0	1,237 (+9%)	4mo	$299,000	$242	52
329 Damascus Dr	0.34mi	3/2.0	1,298 (+15%)	6mo	$280,000	$216	50
414 Catawba Dr	0.53mi	3/2.0	1,222 (+8%)	19mo	$275,000	$225	42
116 Forest Cir	0.74mi	3/2.0	1,300 (+15%)	4mo	$225,000	$173	33
213 Apache Dr	0.52mi	3/2.0	1,297 (+15%)	19mo	$315,000	$243	31
189 Moon Dance Ln	0.73mi	3/2.0	1,285 (+14%)	16mo	$312,000	$243	26

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 · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -33.7%
• Equity multiple: -0.08×
• Total profit: $-81,039
• Equity at exit: $39,945

10-year hold

• IRR: -53.2%
• Equity multiple: -0.68×
• Total profit: $-126,264
• Equity at exit: $23,163

Cash invested: $75,012 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$1,405
• Tax from tax record: −$479 /mo · $5,748/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-548

Break-even live

Break-even rent $2,526

Max offer price $171,015

Occupancy floor —

Sensitivity live

Price	-10% $-397	-5% $-473	+0% $-548	+5% $-624	+10% $-700
Rent	-10% $-693	-5% $-621	+0% $-548	+5% $-476	+10% $-404
Rate	-1.0pp $-414	-0.5pp $-480	base $-548	+0.5pp $-618	+1.0pp $-688

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: $66,975
• Closing costs: $8,037
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1160 Boone Hill Rd Unit B Summerville, SC	2.0	1.0	700	$1,200	$1.71	24d	1	0.32mi
409 Verbena Ave Summerville, SC	3.0	2.5	1301	$1,950	$1.50	24d	1	0.79mi
207 Ruth Anne Dr Summerville, SC	3.0	1.0	1000	$1,600	$1.60	20d	1	0.98mi
101 Hutson Dr Summerville, SC	1.0–2.0	1.0	750	$1,270	$1.69	24d	1	0.98mi
108 Weathers Ct Summerville, SC	1.0–2.0	1.0	650	$1,164	$1.79	4d	5	1.09mi
105 Barberry St Summerville, SC	3.0	2.5	1285	$2,050	$1.60	4d	1	1.27mi
133 Cableswynd Way Summerville, SC	3.0	2.0	1405	$2,200	$1.57	24d	1	1.33mi
303 Canaberry Cir Summerville, SC	3.0	2.0	1438	$2,395	$1.67	24d	1	1.38mi
401 Golf Rd #204 Summerville, SC	2.0	1.5	993	$1,400	$1.41	24d	1	1.49mi

Listing history 2 events

1. 2026-06-19
   remarks 609-char remark
2. 2026-06-19
   listed $267,900 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: $5,748 · $479/mo
• Projected year-2 tax: $5,748 · $479/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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $21,981
• − Mortgage interest: −$15,007
• − Property taxes: −$5,748
• − Insurance: −$1,340
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$7,793
• Taxable loss: −$11,423
• Est. tax savings @ 24.0%: +$2,742
• After-tax cash flow: $-3,840/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

+487.3% since first listed

2 events — show timeline

• 2026-06-18 Listed $267,900 Charleston Trident MLS
• 1989-12-12 Sold (Public Records) $45,613 Public Records

Property tax history

+10.6%/yr

Latest (2025): $5,748 · +154.3% YoY. Source: county tax records.