102 Desi Ct · Summerville, SC 29485

$177,500

3 bd · 3.0 ba · 1,998 sqft · SingleFamily public records · 35 Days on market

Built 1979 0.50 ac lot

---

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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +7.0/10.0
• Schools +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing find hidden in Greenhurst, there is nothing like this in the whole area. The Hardwood floors and Fireplace greet you as you enter the home, the kitchen boasts lots of custom cabinet space and features corian counters and stainless steel appliances. The master bedroom located on the ground floor leads into a lovely bathroom with a jetted bathtub and tiled floors. The master also has 2 closets, one of which is a walk-in cedar lined room with a concealed 50 sq ft hidden room/safe behind the mirror. Another bonus of this home is tv and surround sound hookups throughout. The addition to the rear adds 3 more bedrooms and 2 more bathrooms. There is a great workshop/garage out back and the patios are covered and perfect for entertaining with a hookup for a hot tub already installed.the yard is fenced in and backs up to a highly wooded area and there is a fully organic non-pesticide garden for those people with a green thumb.

Key facts

• 2nd story addition
• Storage building
• Cul-de-sac

Tags

• 2ND STORY ADDITION
• DETACHED GARAGE
• STORAGE BUILDING
• CUL-DE-SAC

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer
• Home design: Single-family detached home; Two levels; Located in the Greenhurst subdivision
• Exterior features: Storage outbuilding; Public sewer

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 3 bathrooms
• Interior features: Family room; Separate dining room; Fireplace in family room (one)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $172k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: James H. Spann Elementary (math 42% / reading 43%, grade F, #252 of 597 statewide, top 43%, 576 students, 76% FRL); Alston Middle (math 28% / reading 45%, grade F, #98 of 229 statewide, top 43%, 822 students, 81% FRL); Ashley Ridge High (math 73% / reading 93%, grade A, #18 of 196 statewide, top 9%, 2,542 students, 50% FRL) — zoned schools average 69% FRL vs 36% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 691 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 31% of the median local income ($83k/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 $1k of loan paydown is wiped out by about $5k 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 35 days — a 3% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 96% 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 $172,175 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $383,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Timberlake Ct	0.25mi	3/2.5	1,890 (-5%)	0mo	$315,000	$167	77
214 Turtle Cove Rd	0.33mi	4/2.0 (+1)	2,045 (+2%)	1mo	$392,000	$192	71
228 Brailsford Rd	0.20mi	4/2.0 (+1)	1,850 (-7%)	2mo	$337,500	$182	68
104 Meadowlark Ct	0.22mi	3/2.0	1,798 (-10%)	4mo	$380,000	$211	66
206 Bramblewood Dr	0.64mi	3/2.5	2,050 (+3%)	5mo	$365,000	$178	60
109 Woodthrush Rd	0.30mi	4/2.5 (+1)	1,714 (-14%)	1mo	$360,000	$210	54
405 Grouse Rd	0.71mi	4/2.5 (+1)	2,065 (+3%)	2mo	$389,900	$189	53
302 Chessington Cir	0.43mi	3/2.0	1,745 (-13%)	3mo	$349,900	$201	52
122 Dunmow Dr	0.41mi	4/2.0 (+1)	1,800 (-10%)	4mo	$365,000	$203	52
106 Sweetbriar Rd	0.54mi	3/2.5	1,740 (-13%)	0mo	$387,500	$223	51
211 Brailsford Rd	0.36mi	4/2.0 (+1)	2,288 (+14%)	4mo	$349,500	$153	47
106 Mulberry Hl	0.74mi	4/2.0 (+1)	2,231 (+12%)	4mo	$400,000	$179	34

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-7,710
• Equity at exit: $26,466

10-year hold

• IRR: 6.8%
• Equity multiple: 1.53×
• Total profit: $26,587
• Equity at exit: $15,347

Cash invested: $49,700 (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 29485

• Rents YoY: 3.9%
• Active inventory: 691
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$931
• Tax from tax record: −$383 /mo · $4,597/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $297

Break-even live

Break-even rent $1,757

Max offer price $177,500

Occupancy floor 81%

Sensitivity live

Price	-10% $397	-5% $347	+0% $297	+5% $247	+10% $196
Rent	-10% $128	-5% $213	+0% $297	+5% $381	+10% $465
Rate	-1.0pp $386	-0.5pp $342	base $297	+0.5pp $251	+1.0pp $204

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
451 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,150	$1.67	24d	1	0.37mi
463 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,050	$1.60	3d	1	0.37mi
465 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,050	$1.60	3d	1	0.37mi
467 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,050	$1.60	3d	1	0.38mi
137 Susan Dr Unit B Summerville, SC	3.0	2.5	1300	$1,550	$1.19	24d	1	0.43mi
137 Susan Dr Summerville, SC	3.0	3.0	1300	$1,550	$1.19	24d	1	0.43mi
305 Chessington Cir Summerville, SC	3.0	2.0	1472	$1,995	$1.36	11d	1	0.44mi
101 Bramblewood Dr Summerville, SC	3.0	2.5	1920	$2,400	$1.25	24d	1	0.47mi
109 Terry Ave Summerville, SC	3.0	2.0	1450	$2,061	$1.42	19d	1	0.53mi
226 Saint Catherines CT Summerville, SC	2.0–3.0	2.5	1421	$2,275	$1.60	3d	8	0.67mi
124 Miley Dr Summerville, SC	3.0	2.0	1460	$1,900	$1.30	24d	1	0.75mi
163 Rosefield Ct Summerville, SC	3.0	2.5	1436	$2,000	$1.39	24d	1	0.78mi
117 Lynches River Dr Summerville, SC	3.0	2.5	1470	$1,999	$1.36	24d	1	0.81mi
101 Bridge Pointe Ln Summerville, SC	3.0	3.0	1668	$2,267	$1.36	15d	1	0.82mi
211 Congaree River Dr Summerville, SC	3.0	2.5	1650	$2,995	$1.82	24d	1	0.90mi
528 Beverly Dr Summerville, SC	3.0	2.5	2180	$2,541	$1.17	3d	1	0.95mi
202 Seneca River Dr Summerville, SC	3.0	2.5	1680	$2,295	$1.37	12d	1	1.10mi
646 Savannah River Dr Summerville, SC	3.0	2.0	1971	$2,341	$1.19	3d	1	1.21mi
160 Wainwright Mnr Summerville, SC	3.0	2.5	1867	$2,500	$1.34	24d	1	1.22mi
328 Seneca River Dr Summerville, SC	3.0	2.0	1270	$2,000	$1.57	3d	1	1.30mi
325 Midland Pkwy Summerville, SC	1.0–3.0	1.0–2.0	1040	$2,039	$1.96	3d	21	1.37mi

Listing history 25 events

1. 2026-06-18
   days on market $177,500 Active 35 DOM
2. 2026-06-17
   status $177,500 Active 34 DOM
3. 2026-06-17
   days on market $177,500 Active Under Contract 34 DOM
4. 2026-06-16
   days on market $177,500 Active Under Contract 33 DOM
5. 2026-06-15
   days on market $177,500 Active Under Contract 32 DOM
6. 2026-06-13
   days on market $177,500 Active Under Contract 30 DOM
7. 2026-06-13
   days on market $177,500 Active Under Contract 29 DOM
8. 2026-06-10
   days on market $177,500 Active Under Contract 27 DOM
9. 2026-06-09
   days on market $177,500 Active Under Contract 26 DOM
10. 2026-06-08
    days on market $177,500 Active Under Contract 25 DOM
11. 2026-06-07
    days on market $177,500 Active Under Contract 24 DOM
12. 2026-06-03
    days on market $177,500 Active Under Contract 20 DOM
13. 2026-06-03
    days on market $177,500 Active Under Contract 19 DOM
14. 2026-06-01
    days on market $177,500 Active Under Contract 18 DOM
15. 2026-05-31
    days on market $177,500 Active Under Contract 17 DOM
16. 2026-05-22
    historical Active Under Contract
17. 2026-05-14
    listed $177,500 Active
18. 2015-12-08
    soldstatus $179,900
19. 2015-11-30
    soldstatus $179,900 Closed 940-char remark

    Show marketing remark (940 chars)

    Amazing find hidden in Greenhurst, there is nothing like this in the whole area. The Hardwood floors and Fireplace greet you as you enter the home, the kitchen boasts lots of custom cabinet space and features corian counters and stainless steel appliances. The master bedroom located on the ground floor leads into a lovely bathroom with a jetted bathtub and tiled floors. The master also has 2 closets, one of which is a walk-in cedar lined room with a concealed 50 sq ft hidden room/safe behind the mirror. Another bonus of this home is tv and surround sound hookups throughout. The addition to the rear adds 3 more bedrooms and 2 more bathrooms. There is a great workshop/garage out back and the patios are covered and perfect for entertaining with a hookup for a hot tub already installed.the yard is fenced in and backs up to a highly wooded area and there is a fully organic non-pesticide garden for those people with a green thumb.

20. 2015-10-06
    historical Active Contingent 940-char remark

    Show marketing remark (940 chars)

    Amazing find hidden in Greenhurst, there is nothing like this in the whole area. The Hardwood floors and Fireplace greet you as you enter the home, the kitchen boasts lots of custom cabinet space and features corian counters and stainless steel appliances. The master bedroom located on the ground floor leads into a lovely bathroom with a jetted bathtub and tiled floors. The master also has 2 closets, one of which is a walk-in cedar lined room with a concealed 50 sq ft hidden room/safe behind the mirror. Another bonus of this home is tv and surround sound hookups throughout. The addition to the rear adds 3 more bedrooms and 2 more bathrooms. There is a great workshop/garage out back and the patios are covered and perfect for entertaining with a hookup for a hot tub already installed.the yard is fenced in and backs up to a highly wooded area and there is a fully organic non-pesticide garden for those people with a green thumb.

21. 2015-09-11
    listed $179,900 Active 940-char remark

    Show marketing remark (940 chars)

    Amazing find hidden in Greenhurst, there is nothing like this in the whole area. The Hardwood floors and Fireplace greet you as you enter the home, the kitchen boasts lots of custom cabinet space and features corian counters and stainless steel appliances. The master bedroom located on the ground floor leads into a lovely bathroom with a jetted bathtub and tiled floors. The master also has 2 closets, one of which is a walk-in cedar lined room with a concealed 50 sq ft hidden room/safe behind the mirror. Another bonus of this home is tv and surround sound hookups throughout. The addition to the rear adds 3 more bedrooms and 2 more bathrooms. There is a great workshop/garage out back and the patios are covered and perfect for entertaining with a hookup for a hot tub already installed.the yard is fenced in and backs up to a highly wooded area and there is a fully organic non-pesticide garden for those people with a green thumb.

22. 2012-02-08
    soldstatus $144,000
23. 2012-01-27
    soldstatus $144,000 806-char remark

    Show marketing remark (806 chars)

    THIS IS A VERY NICE HOME WITH HARDWOOD FLOORS, BEAUTIFUL KITCHEN CABINETS WITH CORIAN COUNTERS AND STAINLESS STEEL APPLIANCES. THIS HOME IS A MUST SEE, THE MASTER HAS 2 CLOSETS ONE IS LINED IN CEDAR AND BUILT IN DRAWERS. IN THE CLOSET BEHIND THE MIRROR IS A HIDDEN ROOM WITH A 50 SQUARE FOOT SAFE. THE MASTER BATH IS LARGE WITH A JETTED TUB AND CULTURE MARBLE SURROUND,CERAMIC TILE FLOORS, PHONE AND THERE IS ALSO HOOK UP FOR A TV. ALL THE BATHROOMS HAVE A VENT HEATER FOR THE COLD WINTER MORNINGS. THE LARGE ADDITION HAS 3 BEDROOMS AND 2 FULL BATHS, FAMILY ROOM, PANTRY/UTILITY ROOM. ANOTHER NICE FEATURE OF THIS HOME IS CABLE CONNECTIONS IN ALL THE BEDROOMS. THERE IS A LARGE 1 CAR GARAGE/WORKSHOP IN THE BACK YARD. IF YOU ARE AN OUT DOOR PERSON, YOU WILL ENJOY THE BACKYARD WHICH BACKS UP TO A CREEK.

24. 2011-11-15
    listed $150,000 806-char remark

    Show marketing remark (806 chars)

    THIS IS A VERY NICE HOME WITH HARDWOOD FLOORS, BEAUTIFUL KITCHEN CABINETS WITH CORIAN COUNTERS AND STAINLESS STEEL APPLIANCES. THIS HOME IS A MUST SEE, THE MASTER HAS 2 CLOSETS ONE IS LINED IN CEDAR AND BUILT IN DRAWERS. IN THE CLOSET BEHIND THE MIRROR IS A HIDDEN ROOM WITH A 50 SQUARE FOOT SAFE. THE MASTER BATH IS LARGE WITH A JETTED TUB AND CULTURE MARBLE SURROUND,CERAMIC TILE FLOORS, PHONE AND THERE IS ALSO HOOK UP FOR A TV. ALL THE BATHROOMS HAVE A VENT HEATER FOR THE COLD WINTER MORNINGS. THE LARGE ADDITION HAS 3 BEDROOMS AND 2 FULL BATHS, FAMILY ROOM, PANTRY/UTILITY ROOM. ANOTHER NICE FEATURE OF THIS HOME IS CABLE CONNECTIONS IN ALL THE BEDROOMS. THERE IS A LARGE 1 CAR GARAGE/WORKSHOP IN THE BACK YARD. IF YOU ARE AN OUT DOOR PERSON, YOU WILL ENJOY THE BACKYARD WHICH BACKS UP TO A CREEK.

25. 1979-12-03
    soldstatus $37,500

ⓘ 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: $4,597 · $383/mo
• Projected year-2 tax: $4,597 · $383/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $25,591
• − Mortgage interest: −$9,943
• − Property taxes: −$4,597
• − Insurance: −$888
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − Depreciation: −$5,164
• Taxable income: $905
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $3,345/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): 58,507
• Household income: $82,987
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1302.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 7% Two or more races 7% Asian 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Chinese 1% Russian/Polish/Slavic 1%

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: ▼ -305.43%
• Current HPI: 210.8607
• Rent YoY: ▲ 3.93%
• 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

+373.3% since first listed

10 events — show timeline

• 2026-05-22 Contingent — Charleston Trident MLS
• 2026-05-14 Listed $177,500 Charleston Trident MLS
• 2015-12-08 Sold (Public Records) $179,900 Public Records
• 2015-11-30 Sold (MLS) $179,900 Charleston Trident MLS
• 2015-10-06 Contingent — Charleston Trident MLS
• 2015-09-11 Listed $179,900 Charleston Trident MLS
• 2012-02-08 Sold (Public Records) $144,000 Public Records
• 2012-01-27 Sold (MLS) $144,000 Charleston Trident MLS
• 2011-11-15 Listed $150,000 Charleston Trident MLS
• 1979-12-03 Sold (Public Records) $37,500 Public Records

Property tax history

+14.5%/yr

Latest (2025): $4,597 · +2.1% YoY. Source: county tax records.