141 Berry Shoals Dr · Summerville, SC 29485

$249,990

3 bd · 2.5 ba · 1,265 sqft · Townhouse · 11 Days on market

Built 2026 Excellent condition $198/sqft · at area comps Est $254k · at est.

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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 +10.3/30.0
• ARV discount +8.2/15.0
• Schools +5.4/10.0
• Condition / age +4.8/5.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 141 Berry Shoals Drive, a two-story townhome by Ashton Woods in the Windward Village community. Three bedrooms, a flexible layout, and a clean, modern finish package that's move-in ready. The main floor keeps things open and easy, with the family room, breakfast area, and kitchen all flowing together. The kitchen is finished with the Milan Collection: light gray 42-inch shaker cabinets, brushed chrome hardware, a large format white tile backsplash, and marble-look quartz countertops, with warm oak LVP flooring throughout the main living areas. A powder room and pantry round out the first floor nicely.

Key facts

• Flexible layout
• Open family room
• Two story townhome

Tags

• TWO STORY TOWNHOME
• FLEXIBLE LAYOUT
• MODERN FINISH PACKAGE
• OPEN FAMILY ROOM
• MILAN COLLECTION KITCHEN
• LIGHT GRAY SHAKER CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (19.5% below list).
• Recommended offer: $201k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• 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: Summerville Elementary (math 44% / reading 49%, grade D-, #215 of 597 statewide, top 36%, 528 students, 67% 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 66% FRL vs 36% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 947 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,199 units permitted in Dorchester County in 2024 (0 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 $8k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $201,233 (19.5% 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. 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. 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: 0.80% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $253,912
• List price: $249,990
• Delta: -1.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Berry Shoals Dr	0.04mi	3/2.5	1,265 (0%)	0mo	$264,990	$209	98
137 Berry Shoals Dr	0.01mi	3/2.5	1,265 (0%)	2mo	$258,195	$204	98
125 Berry Shoals Dr	0.03mi	3/2.5	1,265 (0%)	1mo	$264,990	$209	98
473 Martins Creek Blvd	0.05mi	3/2.5	1,265 (0%)	1mo	$253,495	$200	96
103 Berry Shoals Dr	0.06mi	3/2.5	1,265 (0%)	2mo	$254,329	$201	96
453 Martins Creek Blvd	0.05mi	3/2.5	1,265 (0%)	4mo	$219,990	$174	95
127 Berry Shoals Dr	0.03mi	3/2.0	1,265 (0%)	2mo	$259,990	$206	94
489 Martins Creek Blvd	0.07mi	3/2.5	1,265 (0%)	3mo	$229,990	$182	94
491 Martins Creek Blvd	0.07mi	3/2.5	1,265 (0%)	3mo	$229,990	$182	94
101 Berry Shoals Dr	0.06mi	3/2.5	1,265 (0%)	4mo	$289,990	$229	94
129 Berry Shoals Dr	0.03mi	3/2.0	1,265 (0%)	4mo	$299,990	$237	94
483 Martins Creek Blvd	0.06mi	3/2.0	1,265 (0%)	4mo	$239,990	$190	92

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: -19.2%
• Equity multiple: 0.32×
• Total profit: $-47,360
• Equity at exit: $37,274

10-year hold

• IRR: -10.0%
• Equity multiple: 0.36×
• Total profit: $-44,478
• Equity at exit: $21,615

Cash invested: $69,997 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 15 under contract
• Months of supply: 2.5 mo (41%/mo absorbed)
• Median asking: $255,000 ($213/sqft)
• Median days on market: 185 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -6.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29485

• Rents YoY: 3.9%
• Active inventory: 947
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-138

Break-even live

Break-even rent $2,187

Max offer price $230,038

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-52	+0% $-138	+5% $-224	+10% $-311
Rent	-10% $-297	-5% $-217	+0% $-138	+5% $-58	+10% $21
Rate	-1.0pp $-12	-0.5pp $-74	base $-138	+0.5pp $-203	+1.0pp $-269

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: $62,498
• Closing costs: $7,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
463 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,000	$1.56	88d	1	0.05mi
451 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,150	$1.67	119d	1	0.06mi
465 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,000	$1.56	88d	1	0.06mi
467 Martins Creek Blvd Summerville, SC	3.0	2.5	1285	$2,050	$1.60	98d	1	0.06mi
700 Martins Creek Blvd Summerville, SC	1.0–3.0	1.0–2.0	991	$2,021	$2.04	0d	12	0.11mi
306 Crestview Dr Summerville, SC	2.0	1.5	996	$1,500	$1.51	78d	1	0.17mi
305 Chessington Cir Summerville, SC	3.0	2.0	1472	$1,995	$1.36	106d	1	0.21mi
300 Crestview Dr Apt D Summerville, SC	2.0	1.5	988	$2,500	$2.53	6d	1	0.22mi
136 Susan Dr Unit A Summerville, SC	2.0	1.5	922	$1,495	$1.62	98d	1	0.65mi
110 Roberta Dr Unit B Summerville, SC	2.0	1.5	1000	$1,400	$1.40	73d	1	0.66mi
137 Susan Dr Unit A Summerville, SC	2.0	1.5	922	$1,400	$1.52	119d	1	0.67mi
137 Susan Dr Unit B Summerville, SC	3.0	2.5	1017	$1,395	$1.37	86d	1	0.67mi
137 Susan Dr Unit A Summerville, SC	2.0	1.5	922	$1,285	$1.39	86d	1	0.67mi
137 Susan Dr Unit B Summerville, SC	3.0	2.5	1300	$1,550	$1.19	119d	1	0.67mi
137 Susan Dr Summerville, SC	3.0	3.0	1300	$1,550	$1.19	119d	1	0.67mi
101 Bridge Pointe Ln Summerville, SC	2.0	2.0	1154	$1,598	$1.38	98d	1	0.69mi
101 Bridge Pointe Ln Summerville, SC	3.0	3.0	1491	$2,477	$1.66	6d	1	0.69mi
101 Bridge Pointe Ln Summerville, SC	2.0	3.0	1181	$2,040	$1.73	119d	1	0.69mi
101 Bridge Pointe Ln Summerville, SC	3.0	3.0	1668	$2,267	$1.36	110d	1	0.69mi
115 Roberta Dr Unit B Summerville, SC	2.0	1.5	900	$1,470	$1.63	63d	1	0.70mi
109 Terry Ave Summerville, SC	3.0	2.0	1450	$2,081	$1.44	73d	1	0.75mi
163 Rosefield Ct Summerville, SC	3.0	2.5	1436	$2,000	$1.39	119d	1	0.77mi
163 Rosefield Ct Summerville, SC	3.0	2.5	1473	$2,000	$1.36	88d	1	0.77mi
151 Rosefield Ct Summerville, SC	3.0	2.0	1530	$1,999	$1.31	6d	1	0.79mi
1425 Old Trolley Rd Summerville, SC	1.0–2.0	1.0–2.0	918	$1,775	$1.93	0d	7	0.79mi
107 Greenhurst Ave Summerville, SC	3.0	1.5	1100	$1,650	$1.50	0d	1	0.84mi
1 Bosquet Ct Summerville, SC	2.0–3.0	1.0–1.5	1002	$1,756	$1.75	4d	5	0.89mi
160 Wainwright Mnr Summerville, SC	3.0	2.5	1867	$2,500	$1.34	119d	1	0.96mi
226 Saint Catherines CT Summerville, SC	2.0–3.0	2.5	1421	$2,275	$1.60	0d	10	0.98mi
300 Miles Jamison Rd Summerville, SC	2.0	1.5	1200	$1,425	$1.19	119d	1	0.99mi
124 Miley Dr Summerville, SC	3.0	2.0	1460	$1,900	$1.30	119d	1	1.06mi
219 Judith Dr Summerville, SC	3.0	1.5	1509	$2,200	$1.46	88d	1	1.08mi
117 Lynches River Dr Summerville, SC	3.0	2.5	1470	$1,999	$1.36	119d	1	1.13mi
209 Chucker Dr Summerville, SC	3.0	2.0	1279	$2,400	$1.88	6d	1	1.13mi
112 Stewart Pl Summerville, SC	2.0	2.0	979	$1,600	$1.63	78d	1	1.18mi
174 Keaton Brook Dr Summerville, SC	3.0	2.0	1246	$2,011	$1.61	4d	1	1.21mi
211 Congaree River Dr Summerville, SC	3.0	2.5	1650	$2,995	$1.82	119d	1	1.21mi
211 Congaree River Dr Summerville, SC	3.0	2.5	1630	$2,250	$1.38	62d	1	1.21mi
115 Cynthia Ln Summerville, SC	3.0	2.0	1734	$2,200	$1.27	73d	1	1.25mi
106 Kimeran Ln Summerville, SC	2.0	1.5	1000	$1,350	$1.35	115d	1	1.28mi

Listing history 8 events

1. 2026-06-15
   days on market $249,990 Active 11 DOM
2. 2026-06-13
   days on market $249,990 Active 9 DOM
3. 2026-06-13
   days on market $249,990 Active 8 DOM
4. 2026-06-10
   days on market $249,990 Active 6 DOM
5. 2026-06-09
   days on market $249,990 Active 5 DOM
6. 2026-06-08
   days on market $249,990 Active 4 DOM
7. 2026-06-07
   remarks 699-char remark
8. 2026-06-07
   listed $249,990 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $24,148
• − Mortgage interest: −$14,003
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − Depreciation: −$7,272
• Taxable loss: −$5,991
• Est. tax savings @ 24.0%: +$1,438
• After-tax cash flow: $-217/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This move-in ready townhome in Windward Village is in excellent condition with no visible repairs needed. It offers a good ROI with potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Dr. Eugene Sires Elementary F SC #269/597 Nat'l #18,859/41,679 Middle Alston Middle F SC #98/229 Nat'l #7,065/14,009 High Ashley Ridge High A SC #18/196 Nat'l #869/17,239

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

C Composite livability gradescore 63/100

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

• Census place: Summerville, SC
• County: Dorchester County · 186,982 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: 13% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B