204 Somerset Acres Dr · Summerville, SC 29486

$349,990

3 bd · 3.0 ba · 1,943 sqft · Townhouse · 40 Days on market

Built 2026 871 sqft lot Est $414k · 15% under $181/mo HOA · 7% of rent

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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).

• ARV discount +14.4/15.0
• Cash flow +11.8/30.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Jenkins at Nexton - the perfect combination of modern design and convenience! This beautiful home includes a 2-car garage and is thoughtfully designed with your comfort in mind. The lower level features a versatile flex room, ideal for a home office or guest space, complete with its own half bath. The main level is open and inviting, with a spacious family room, kitchen, dining area, and an expansive deck - perfect for hosting gatherings with friends and family. On the upper level, you'll find your private retreat in the primary bedroom suite, complete with an ensuite bathroom and large walk-in closet. Two additional bedrooms share a well-appointed hall bathroom. The photos shown are of our decorated model. Contact us today to schedule a tour!

Key facts

• Quartz countertops
• Sparkling pools
• Gym

Tags

• CHEFS KITCHEN
• QUARTZ COUNTERTOPS
• OVERSIZED ISLAND
• COMPOSITE DECK
• SPARKLING POOLS
• GYM

Property features AI

Finance

• HOA & community: HOA fee paid quarterly; Community amenities include clubhouse, dog park, fitness center, lawn maintenance included, park, pool, tennis courts, trash service, and walk/jog trails

Exterior

• Parking: Attached 2-car garage with garage door opener; Off-street parking
• Utilities: Public sewer; BCW & SA (water); Berkeley Electric Co-Op (power); Irrigation equipment installed
• Home design: Single family attached (townhouse); 3 stories; Fee simple ownership
• Construction: Architectural asphalt roof
• Exterior features: Lawn irrigation; Rain gutters

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms; Primary bedroom on upper level with walk-in closet
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Smooth ceilings; Tray ceilings; High ceilings; Kitchen island; Living/dining combo; Pantry; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $350k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (22.2% below list).
• Recommended offer: $272k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.9% 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.
• 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: Nexton Elementary (math 52% / reading 55%, grade C, #137 of 597 statewide, top 23%, 1,025 students, 38% FRL); Cane Bay Middle (math 29% / reading 47%, grade F, #86 of 229 statewide, top 39%, 1,487 students, 30% FRL); Cane Bay High (math 50% / reading 84%, grade B, #73 of 196 statewide, top 41%, 2,158 students, 28% FRL) — zoned schools average 32% FRL vs 48% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.7%/yr); 1301 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).
• This rent runs 36% of the median local income ($90k/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 $10k 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 40 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $272,189 (22.2% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $413,859
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Somerset Acres Dr	0.04mi	3/3.0	1,943 (0%)	5mo	$399,990	$206	94
422 Great Egret	0.08mi	3/3.0	1,943 (0%)	3mo	$413,990	$213	94
420 Great Egret	0.08mi	3/3.0	1,951 (+0%)	3mo	$430,352	$221	93
408 Great Egret	0.09mi	3/3.0	1,951 (+0%)	4mo	$427,852	$219	92
416 Great Egret Trce	0.08mi	3/3.0	1,979 (+2%)	3mo	$410,990	$208	90
410 Great Egret Trce	0.08mi	3/3.0	1,979 (+2%)	4mo	$389,990	$197	90
414 Great Egret Trce	0.08mi	4/3.5 (+1)	1,943 (0%)	3mo	$395,597	$204	87
426 Great Egret	0.08mi	4/3.5 (+1)	1,943 (0%)	3mo	$419,990	$216	86
428 Great Egret Trce	0.08mi	4/3.5 (+1)	1,943 (0%)	3mo	$437,052	$225	86
418 Great Egret	0.08mi	4/3.5 (+1)	1,943 (0%)	4mo	$432,990	$223	86
234 Somerset Acres Dr	0.04mi	4/3.5 (+1)	1,979 (+2%)	5mo	$389,990	$197	84
236 Somerset Acres Dr	0.05mi	4/3.5 (+1)	2,000 (+3%)	6mo	$414,990	$207	81

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: -18.7%
• Equity multiple: 0.35×
• Total profit: $-63,968
• Equity at exit: $52,185

10-year hold

• IRR: -11.8%
• Equity multiple: 0.31×
• Total profit: $-67,730
• Equity at exit: $30,261

Cash invested: $97,997 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,722 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$146
• HOA: −$181
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-99

Break-even live

Break-even rent $2,847

Max offer price $332,543

Occupancy floor 99%

Sensitivity live

Price	-10% $99	-5% $0	+0% $-99	+5% $-198	+10% $-297
Rent	-10% $-314	-5% $-206	+0% $-99	+5% $9	+10% $116
Rate	-1.0pp $77	-0.5pp $-10	base $-99	+0.5pp $-189	+1.0pp $-282

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Somerset Acres Dr Summerville, SC	4.0	3.5	2000	$2,995	$1.50	25d	1	0.06mi
3800 Zephyr Rd Summerville, SC	3.0	1.0–2.0	1165	$2,406	$2.06	4d	36	0.22mi
115 Great Lawn Dr Summerville, SC	1.0–3.0	1.0–3.0	1194	$2,937	$2.46	13d	22	0.28mi
1100 WARBURTON RD Summerville, SC	3.0	1.0–2.0	1274	$2,728	$2.14	4d	65	0.34mi
206 Tram Blvd Summerville, SC	3.0	2.0	1230	$2,150	$1.75	16d	1	0.38mi
1110 Metropolitan Ave Summerville, SC	2.0	2.0	1539	$2,805	$1.82	25d	1	0.48mi
500 Lama Dr Summerville, SC	2.0	1.0–2.5	1105	$2,944	$2.66	5d	27	0.56mi
510 Rosings Dr Summerville, SC	3.0	2.0	1500	$2,375	$1.58	23d	1	0.65mi
286 Great Lawn Dr Summerville, SC	3.0	2.5	1740	$3,205	$1.84	25d	1	0.77mi
2000 Front St Summerville, SC	1.0–3.0	1.0–2.0	1033	$2,156	$2.09	4d	22	0.79mi
4600 Bakers Blessing Ln , SC	3.0	1.0–2.0	1037	$2,707	$2.61	5d	22	0.79mi
153 Trailview Ln Summerville, SC	3.0	2.5	1672	$2,450	$1.47	25d	1	1.37mi

HOA detail

• Monthly dues: $181 · $2,172/yr

Listing history 18 events

1. 2026-06-21
   days on market $349,990 Active 40 DOM
2. 2026-06-18
   days on market $349,990 Active 37 DOM
3. 2026-06-17
   days on market $349,990 Active 36 DOM
4. 2026-06-16
   days on market $349,990 Active 35 DOM
5. 2026-06-15
   days on market $349,990 Active 34 DOM
6. 2026-06-13
   days on market $349,990 Active 32 DOM
7. 2026-06-13
   days on market $349,990 Active 31 DOM
8. 2026-06-10
   days on market $349,990 Active 29 DOM
9. 2026-06-09
   days on market $349,990 Active 28 DOM
10. 2026-06-08
    days on market $349,990 Active 27 DOM
11. 2026-06-07
    pricedays on market $349,990 Active 26 DOM
12. 2026-06-05
    days on market $359,990 Active 23 DOM
13. 2026-06-03
    days on market $359,990 Active 22 DOM
14. 2026-06-03
    days on market $359,990 Active 21 DOM
15. 2026-06-01
    days on market $359,990 Active 20 DOM
16. 2026-05-31
    days on market $359,990 Active 19 DOM
17. 2026-05-18
    listed $359,990 Active 768-char remark

    Show marketing remark (768 chars)

    Welcome to the Jenkins at Nexton - the perfect combination of modern design and convenience! This beautiful home includes a 2-car garage and is thoughtfully designed with your comfort in mind. The lower level features a versatile flex room, ideal for a home office or guest space, complete with its own half bath. The main level is open and inviting, with a spacious family room, kitchen, dining area, and an expansive deck - perfect for hosting gatherings with friends and family. On the upper level, you'll find your private retreat in the primary bedroom suite, complete with an ensuite bathroom and large walk-in closet. Two additional bedrooms share a well-appointed hall bathroom. The photos shown are of our decorated model. Contact us today to schedule a tour!

18. 2026-05-12
    listed $359,990 Active

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,995 · $166/mo
• Expected delta: +$953/yr (+$79/mo · 91.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,663
• − Mortgage interest: −$19,605
• − Property taxes: −$1,042
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,613
• − Management: −$2,613
• − HOA: −$2,172
• − Depreciation: −$10,182
• Taxable loss: −$7,314
• Est. tax savings @ 24.0%: +$1,755
• After-tax cash flow: $570/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 — 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: Berkeley County · 198,768 people
• City population: 171,668
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $359,990 Zillow
• 2026-05-12 Listed $359,990 Charleston Trident MLS