103 Tweed Ct · Sangaree, SC 29486

$289,000

3 bd · 1.0 ba · 914 sqft · SingleFamily public records · 34 Days on market

Built 1983 9,147 sqft lot Est $241k · 20% over

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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 +14.4/30.0
• DSCR +4.4/10.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and fully renovated including a NEW ROOF, this charming 3-bedroom home in Summerville offers the rare combination of NO HOA, a large, fenced yard, and a detached powered workshop--all tucked away on a quiet cul-de-sac just minutes from downtown Summerville and an easy drive to Charleston. Located at 103 Tweed Court, this updated single-story home is ideal for first-time buyers, downsizers, investors, or anyone searching for a low-maintenance home with space to park a boat, trailer, or recreational vehicles. The . 21-acre lot features double-gate backyard access, making it easy to store outdoor toys, work vehicles, or equipment without HOA restrictions. Inside, the bright open

Key facts

• Large fenced yard
• Vaulted ceilings
• No hoa

Tags

• NO HOA
• LARGE FENCED YARD
• DETACHED POWERED WORKSHOP
• DOUBLE-GATE BACKYARD ACCESS
• VAULTED CEILINGS
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• HOA & community: Trash service in community

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Single-family detached home; One story; Ground-level entry; Located in a cul-de-sac; Lot under 0.5 acre; Architectural roof
• Construction: Wood fencing noted; Architectural roof
• Exterior features: Privacy wood fencing (fully enclosed); Shed(s), storage and workshop structures

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms; Primary bedroom on lower level with ceiling fan
• Flooring: Ceramic tile; Luxury vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Beamed ceilings; Cathedral/vaulted ceilings; Smooth ceilings; Ceiling fans; Eat-in kitchen; Family room
• Laundry & utility: Laundry room with washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $57 ($688/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 $223k (23.0% below list).
• Recommended offer: $223k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.7% in Sangaree — 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 (#166 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment 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: Sangaree Elementary (659 students, 66% FRL); Sangaree Middle (math 20% / reading 34%, grade F, #153 of 229 statewide, top 68%, 826 students, 55% FRL); Stratford High (math 49% / reading 79%, grade B-, #92 of 196 statewide, top 48%, 2,653 students, 42% FRL).
• Market conditions: Rents rising (+2.7%/yr); 1301 active listings in the ZIP; 11 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 34 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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.
• Current owner paid $50k; list at $289k implies a 478% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $222,565 (23.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $241,296
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Tabby Creek Circle Cir	0.13mi	3/1.0	1,013 (+11%)	8mo	$250,000	$247	69
1009 Douglas Wayne Rd	0.49mi	2/1.0 (-1)	951 (+4%)	3mo	$260,000	$273	63
154 Tabby Creek Cir	0.17mi	3/2.0	1,015 (+11%)	13mo	$235,000	$232	59
103 Bruce Ct	0.29mi	3/2.0	1,008 (+10%)	8mo	$277,500	$275	58
129 Heather Dr	0.34mi	3/2.0	1,008 (+10%)	7mo	$294,000	$292	57
113 Pine Ct	0.50mi	3/1.0	1,050 (+15%)	1mo	$260,000	$248	50
123 Harold Drive Dr	0.52mi	3/1.0	1,025 (+12%)	6mo	$215,000	$210	50
1019 Tj Ln	0.48mi	3/1.5	1,000 (+9%)	13mo	$255,000	$255	49
320 Winding Ln	0.44mi	3/2.0	1,028 (+12%)	10mo	$275,000	$268	47
1555 Royle Rd	0.39mi	3/2.0	1,040 (+14%)	21mo	$275,000	$264	37

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-44,066
• Equity at exit: $43,091

10-year hold

• IRR: -7.4%
• Equity multiple: 0.54×
• Total profit: $-37,278
• Equity at exit: $24,987

Cash invested: $80,920 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,226 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $57

Break-even live

Break-even rent $2,153

Max offer price $289,000

Occupancy floor 92%

Sensitivity live

Price	-10% $221	-5% $139	+0% $57	+5% $-24	+10% $-106
Rent	-10% $-119	-5% $-31	+0% $57	+5% $145	+10% $233
Rate	-1.0pp $203	-0.5pp $131	base $57	+0.5pp $-18	+1.0pp $-94

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 Highland Ave Summerville, SC	3.0	2.0	1073	$2,500	$2.33	25d	1	0.13mi
800 Sangaree Pkwy Summerville, SC	2.0–3.0	2.0	1202	$1,377	$1.15	5d	1	0.46mi
801 Temple Rd Unit A Ladson, SC	2.0	2.0	1025	$1,400	$1.37	13d	1	0.55mi
1000 Marlowe Vista Pl Summerville, SC	1.0–3.0	1.0–3.5	1339	$4,196	$3.13	5d	49	0.66mi
2500 Gault Way Dr Summerville, SC	2.0	1.0–2.0	913	$1,928	$2.11	5d	21	1.01mi
292 Pittsburg Lndg Summerville, SC	2.0	2.0	850	$1,450	$1.71	25d	1	1.04mi
11000 Eagle Hall Ln Summerville, SC	1.0–2.0	1.0–2.0	1066	$2,090	$1.96	5d	7	1.24mi
2601 N Main St Summerville, SC	3.0	1.0–2.0	934	$2,359	$2.53	5d	16	1.26mi
1398 S University Dr Ladson, SC	2.0	3.0	1063	$1,715	$1.61	25d	1	1.32mi
721 Emma Meredith Cir Summerville, SC	1.0–3.0	1.0–2.0	925	$1,612	$1.74	5d	12	1.34mi
900 Brookstone Way Summerville, SC	2.0	2.0	950	$1,413	$1.49	16d	1	1.39mi

Listing history 22 events

1. 2026-06-21
   days on market $289,000 Active 34 DOM
2. 2026-06-18
   days on market $289,000 Active 31 DOM
3. 2026-06-17
   days on market $289,000 Active 30 DOM
4. 2026-06-16
   days on market $289,000 Active 29 DOM
5. 2026-06-15
   days on market $289,000 Active 28 DOM
6. 2026-06-13
   days on market $289,000 Active 26 DOM
7. 2026-06-13
   days on market $289,000 Active 25 DOM
8. 2026-06-10
   pricedays on market $289,000 Active 23 DOM
9. 2026-06-09
   days on market $295,000 Active 22 DOM
10. 2026-06-08
    days on market $295,000 Active 21 DOM
11. 2026-06-07
    days on market $295,000 Active 20 DOM
12. 2026-06-05
    days on market $295,000 Active 17 DOM
13. 2026-06-03
    days on market $295,000 Active 16 DOM
14. 2026-06-03
    days on market $295,000 Active 15 DOM
15. 2026-06-01
    days on market $295,000 Active 14 DOM
16. 2026-05-31
    days on market $295,000 Active 13 DOM
17. 2026-05-18
    listed $295,000 Active
18. 2014-04-08
    soldstatus $50,000
19. 2003-07-18
    soldstatus $56,900
20. 2003-07-15
    soldstatus $53,350
21. 2003-04-16
    listed $59,000
22. 1994-09-13
    soldstatus $43,047

ⓘ 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: $780 · $65/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$867/yr (+$72/mo · 111.2%)

ⓘ 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 97% 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: $26,708
• − Mortgage interest: −$16,188
• − Property taxes: −$780
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$8,407
• Taxable loss: −$4,386
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $1,740/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 — Sangaree

• Score: 63/100
• State rank: #166
• US rank: #15096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sangaree, SC
• County: Berkeley County · 198,768 people
• 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

+585.3% since first listed

6 events — show timeline

• 2026-05-18 Listed $295,000 Charleston Trident MLS
• 2014-04-08 Sold (Public Records) $50,000 Public Records
• 2003-07-18 Sold (Public Records) $56,900 Public Records
• 2003-07-15 Sold (MLS) $53,350 Charleston Trident MLS
• 2003-04-16 Listed $59,000 Charleston Trident MLS
• 1994-09-13 Sold (Public Records) $43,047 Public Records

Property tax history

+2.0%/yr

Latest (2025): $780 · +4.6% YoY. Source: county tax records.