132 Mohican Cir · Summerville, SC 29483

$285,000

3 bd · 2.0 ba · 1,444 sqft · SingleFamily public records · 3 Days on market

Built 1986 10,018 sqft lot Est $312k · 9% under

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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 +13.3/30.0
• ARV discount +11.4/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT DEAL ON THIS PROPERTY!!! FORMAL ROOMS, DEN W/FP/,GARAGE, PRIVACY FENCE.VERY WELL MAINTAINED, LOTS OF CURB APPEAL!! QUIET NEIGHBORHOOD. EXCELLENT NEIGHBORS. SUPER SCHOOLS. LOTS OF HOUSE FOR THE MONEY. SKYLIGHTS MAKE DEN LIGHT & AIRY. NEW roof 2013 and NEW HVAC INCLUDING DUCTWORK 2013!!!AGE, SQFT, & LTZ APPROX. GREAT AREA FOR THE FAMILY!!!

Key facts

• Attached frog
• No hoa
• 0.23 acre lot

Tags

• ATTACHED FROG
• BACKYARD MEANT FOR BBQS
• NO HOA

Property features AI

Exterior

• Parking: Attached 1-car garage; Off-street parking
• Utilities: Public sewer
• Home design: Single-family detached home; One and one-half stories
• Construction: Architectural asphalt roof; Fee simple ownership
• Exterior features: Wooden enclosed fence; Level lot (0 - 0.5 acre)

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Luxury vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Heat pump
• Interior features: Cathedral/vaulted ceilings; Walk-in closet(s); Ceiling fan(s); Eat-in kitchen; Family room; Formal living room; Attached finished room (FROG); Separate dining room
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $2 ($28/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 $216k (24.1% below list).
• Recommended offer: $216k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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; 8 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).
• This rent runs 30% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $9k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $125k; list at $285k implies a 128% 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 $216,419 (24.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.76% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $311,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Apache Dr	0.05mi	3/2.0	1,445 (+0%)	2mo	$325,000	$225	95
121 Apache Dr	0.13mi	3/2.0	1,462 (+1%)	1mo	$310,000	$212	91
114 Froman Dr	0.51mi	3/1.5	1,456 (+1%)	1mo	$202,000	$139	72
120 Apache Dr	0.13mi	4/2.5 (+1)	1,608 (+11%)	8mo	$310,000	$193	61
207 Apache Dr	0.25mi	3/2.0	1,237 (-14%)	4mo	$299,000	$242	61
322 Damascus Dr	0.51mi	3/2.0	1,342 (-7%)	4mo	$312,000	$232	61
170 Danzid Dr	0.41mi	3/2.0	1,572 (+9%)	11mo	$334,000	$212	57
122 Cannonsmill Ln	0.74mi	3/2.0	1,378 (-5%)	2mo	$326,000	$237	56
329 Damascus Dr	0.48mi	3/2.0	1,298 (-10%)	6mo	$280,000	$216	55
115 Cannonsmill Ln	0.74mi	3/2.0	1,353 (-6%)	3mo	$288,000	$213	53
115 Barshay Dr	0.67mi	3/1.5	1,378 (-5%)	8mo	$217,000	$157	52
113 Osprey Ridge Ln	0.65mi	3/2.5	1,600 (+11%)	10mo	$350,000	$219	41

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: -17.8%
• Equity multiple: 0.38×
• Total profit: $-49,486
• Equity at exit: $42,494

10-year hold

• IRR: -12.9%
• Equity multiple: 0.29×
• Total profit: $-56,643
• Equity at exit: $24,642

Cash invested: $79,800 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,164 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$94 /mo · $1,129/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $2

Break-even live

Break-even rent $2,161

Max offer price $285,000

Occupancy floor 95%

Sensitivity live

Price	-10% $164	-5% $83	+0% $2	+5% $-78	+10% $-159
Rent	-10% $-169	-5% $-83	+0% $2	+5% $88	+10% $173
Rate	-1.0pp $146	-0.5pp $75	base $2	+0.5pp $-72	+1.0pp $-147

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 Omalley Dr Summerville, SC	3.0	3.0	1760	$2,290	$1.30	24d	1	0.87mi
133 Cableswynd Way Summerville, SC	3.0	2.0	1405	$2,200	$1.57	24d	1	0.89mi
207 Ruth Anne Dr Summerville, SC	3.0	1.0	1000	$1,600	$1.60	20d	1	1.05mi
409 Verbena Ave Summerville, SC	3.0	2.5	1301	$1,950	$1.50	24d	1	1.18mi
1005 Sonoran Cir Summerville, SC	1.0–3.0	1.0–2.0	989	$2,087	$2.11	3d	19	1.24mi
10825 Dorchester Rd Summerville, SC	1.0–3.0	1.0–2.0	1068	$1,832	$1.72	3d	14	1.28mi
157 Cantona Dr Summerville, SC	3.0	2.5	1737	$2,300	$1.32	24d	1	1.29mi
319 Pimpernel St Summerville, SC	3.0	2.5	1660	$2,400	$1.45	3d	1	1.47mi

Listing history 4 events

1. 2026-06-18
   days on market $285,000 Active 3 DOM
2. 2026-06-17
   days on market $285,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $285,000 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: $1,129 · $94/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$496/yr (+$41/mo · 43.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $25,970
• − Mortgage interest: −$15,964
• − Property taxes: −$1,129
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − Depreciation: −$8,291
• Taxable loss: −$4,994
• Est. tax savings @ 24.0%: +$1,199
• After-tax cash flow: $1,227/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

+258.5% since first listed

10 events — show timeline

• 2026-06-15 Listed $285,000 Charleston Trident MLS
• 2015-08-28 Sold (Public Records) $125,000 Public Records
• 2015-08-25 Sold (MLS) $125,000 Charleston Trident MLS
• 2015-06-28 Contingent — Charleston Trident MLS
• 2015-06-16 Price Changed $125,000 Charleston Trident MLS
• 2015-06-02 Price Changed $128,900 Charleston Trident MLS
• 2015-05-14 Listed $129,900 Charleston Trident MLS
• 2004-06-02 Sold (MLS) $123,000 Charleston Trident MLS
• 2003-08-27 Listed $119,900 Charleston Trident MLS
• 1992-09-21 Sold (Public Records) $79,492 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,129 · -0.0% YoY. Source: county tax records.