206 Elmwood · Summerville, SC 29456

$199,995

4 bd · 2.0 ba · 1,968 sqft · SingleFamily public records · 1 Days on market

Built 1976 10,018 sqft lot Est $350k · 43% under

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Why this score? — see what drove the B- 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Ladson property presents a solid value-add opportunity in a convenient area. The home is being offered for sale in as-is condition, making it an candidate for a buy-and-hold rental or a future renovation project. A current tenant is in place with a lease running through October 31st, providing immediate rental income from day one. Situated on . 26 acres at 206 Elmwood Ave, the property features approximately 1968 square feet of living space with 3 bedrooms and 3bathrooms. The home's location provides easy access to local shopping, dining, and major commuting routes in the Ladson/Summerville

Key facts

• As-is condition
• 0.23 acre lot
• 2 garage spots

Tags

• VALUE-ADD OPPORTUNITY
• AS-IS CONDITION
• IMMEDIATE RENTAL INCOME
• EASY ACCESS TO LOCAL SHOPPING
• EASY ACCESS TO DINING

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public sewer
• Home design: Single family detached residence; Located in the Oakmont subdivision
• Construction: Other structures: barn(s) and storage (also listed as none)
• Exterior features: Privacy fencing

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning; Heat pump heating
• Interior features: Family room; Formal living room; Game room
• Laundry & utility: Laundry room

🏷️ Possibly a rental listed for sale. The $199,995 price doesn't fit this home's estimated sale value (~$350,304) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.7% 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: Joseph R. Pye Elementary (math 49% / reading 55%, grade C-, #145 of 597 statewide, top 26%, 823 students, 55% FRL); Oakbrook Middle (math 25% / reading 39%, grade F, #119 of 229 statewide, top 54%, 1,006 students, 67% FRL); Ashley Ridge High (math 73% / reading 93%, grade A, #18 of 196 statewide, top 9%, 2,542 students, 50% FRL) — zoned schools average 57% FRL vs 36% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 178 active listings in the ZIP; 31 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 35% of the median local income ($78k/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 $6k 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 $52k; list at $200k implies a 287% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $199,995

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $350,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Jackson Rd	0.47mi	3/2.0 (-1)	1,960 (-0%)	4mo	$263,000	$134	69
214 Chemistry Cir	0.42mi	4/2.5	1,879 (-4%)	2mo	$335,000	$178	69
9614 Crosscut Dr	0.51mi	4/2.0	2,100 (+7%)	0mo	$344,500	$164	64
401 Chemistry Cir	0.62mi	4/2.5	1,898 (-4%)	0mo	$339,000	$179	63
52 Creek Bend Dr	0.47mi	4/2.5	1,841 (-6%)	4mo	$376,900	$205	62
249 Chemistry Cir	0.45mi	3/2.5 (-1)	1,879 (-4%)	4mo	$339,000	$180	62
129 Full Moon Ct	0.74mi	4/2.5	2,044 (+4%)	1mo	$385,000	$188	56
79 Cross Timbers Dr	0.50mi	4/2.5	2,200 (+12%)	4mo	$320,000	$145	52
103 Lakewood Dr	0.62mi	4/2.5	2,219 (+13%)	2mo	$270,000	$122	46
15 Wheatfield Dr	0.53mi	4/2.5	2,257 (+15%)	4mo	$362,500	$161	45
5088 Thornton Dr	0.67mi	3/2.5 (-1)	1,720 (-13%)	0mo	$302,000	$176	40
100 Creekside Dr	0.65mi	3/2.5 (-1)	1,702 (-14%)	4mo	$358,000	$210	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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-5,286
• Equity at exit: $29,820

10-year hold

• IRR: 7.9%
• Equity multiple: 1.62×
• Total profit: $34,476
• Equity at exit: $17,292

Cash invested: $55,999 (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 29456

• Home prices YoY: -15.1%
• Rents YoY: 3.6%
• Active inventory: 178
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,257 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$248 /mo · $2,977/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $403

Break-even live

Break-even rent $1,747

Max offer price $199,995

Occupancy floor 77%

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: $49,999
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Grand Oaks Dr Ladson, SC	3.0	2.5	1540	$2,149	$1.40	11d	1	0.12mi
184 Grand Oaks Dr Ladson, SC	3.0	3.5	1552	$2,025	$1.30	3d	1	0.15mi
111 Finch St Ladson, SC	3.0	2.0	1400	$2,000	$1.43	23d	1	0.20mi
614 Knowledge Dr Ladson, SC	3.0	2.5	1860	$2,550	$1.37	11d	1	0.22mi
251 Grand Oaks Dr Ladson, SC	3.0	3.5	1552	$2,100	$1.35	3d	1	0.25mi
9155 Parlor Dr Ladson, SC	3.0	2.5	1473	$1,950	$1.32	21d	1	0.39mi
9155 Parlor Dr Ladson, SC	3.0	2.5	1473	$1,950	$1.32	14d	1	0.39mi
9301 Sweetbay Ct Unit 1 Ladson, SC	3.0	3.5	2466	$2,495	$1.01	23d	1	0.41mi
105 Arithmetic Ct Ladson, SC	3.0	2.5	2338	$2,476	$1.06	3d	1	0.50mi
325 Midland Pkwy Summerville, SC	1.0–3.0	1.0–2.0	1040	$2,039	$1.96	3d	21	0.60mi
805 Sandpiper Dr Unit A Ladson, SC	3.0	2.0	1900	$1,500	$0.79	23d	1	0.66mi
5064 Ballantine Dr Summerville, SC	3.0	3.5	2037	$2,300	$1.13	14d	1	0.75mi
126 Tuscany Ct Ladson, SC	3.0	2.5	1360	$1,795	$1.32	23d	1	0.79mi
126 Tuscany Ct Ladson, SC	3.0	2.5	1360	$1,795	$1.32	19d	1	0.79mi
111 Coopers Ridge Blvd Ladson, SC	1.0–3.0	1.0–3.0	996	$1,845	$1.85	3d	9	0.80mi
528 Beverly Dr Summerville, SC	3.0	2.5	2180	$2,541	$1.17	3d	1	0.84mi
5086 Timicuan Way Summerville, SC	4.0	2.0	1918	$2,595	$1.35	23d	1	0.90mi
108 Henrietta Dr Ladson, SC	4.0	2.0	1429	$2,161	$1.51	14d	1	0.91mi
4908 Paddy Fld Way Lincolnville, SC	5.0	3.0	2470	$2,816	$1.14	3d	1	0.97mi
9648 Brandishing Rd Ladson, SC	3.0	2.0	1343	$2,350	$1.75	14d	1	1.05mi
3825 Ladson Rd Ladson, SC	3.0	2.0	1311	$1,923	$1.47	23d	1	1.08mi
4971 Paddy Field Way Ladson, SC	4.0	2.5	2016	$2,481	$1.23	21d	1	1.08mi
111 Springview Ln Summerville, SC	1.0–3.0	1.0–2.0	1072	$1,875	$1.75	3d	16	1.09mi
3785 Ladson Rd Ladson, SC	1.0–3.0	1.0–2.0	1020	$2,043	$2.00	3d	26	1.09mi
9650 Islesworth Way Summerville, SC	4.0	2.5	2424	$2,700	$1.11	11d	1	1.09mi
4946 Ballantine Dr Summerville, SC	3.0	2.5	1476	$2,100	$1.42	23d	1	1.21mi
5265 Stonewall Dr Summerville, SC	4.0	2.5	2376	$2,631	$1.11	3d	1	1.25mi
9570 Eagle Pass Dr Summerville, SC	2.0–3.0	2.5	1502	$2,153	$1.43	10d	9	1.31mi
4976 Wescott Blvd Summerville, SC	1.0–3.0	1.0–2.0	1055	$1,990	$1.89	3d	19	1.39mi
101 Bridge Pointe Ln Summerville, SC	3.0	3.0	1668	$2,267	$1.36	14d	1	1.45mi
9774 Seed St Ladson, SC	4.0	2.5	2200	$2,500	$1.14	19d	1	1.46mi

Listing history 2 events

1. 2026-06-19
   remarks 602-char remark
2. 2026-06-19
   listed $199,995 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: $2,977 · $248/mo
• Projected year-2 tax: $2,977 · $248/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $27,088
• − Mortgage interest: −$11,203
• − Property taxes: −$2,977
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$5,818
• Taxable income: $1,756
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $4,416/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): 41,214
• Household income: $78,361
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1384.0

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 0.67)
• Race & ethnicity: White 47% Black 29% Hispanic / Latino 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Spanish 10% Other Indo-European 3% Tagalog/Filipino 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: ▼ -55.17%
• Current HPI: 310.9027
• Rent YoY: ▲ 3.62%
• 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

+287.2% since first listed

2 events — show timeline

• 2026-06-18 Listed $199,995 Charleston Trident MLS
• 1980-08-14 Sold (Public Records) $51,650 Public Records

Property tax history

+14.6%/yr

Latest (2025): $2,977 · +2.0% YoY. Source: county tax records.