97 Dean Dr · Summerville, SC 29483

$219,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 208 Days on market

Built 1997 0.46 ac lot Est $218k · at est.

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.0/15.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful newly updated home in the desirable Dorchester 2 school district. 3Bed 2 bath, large master bedroom, and glamorous bath with a large garden tub and walk-in shower. HVAC and ductwork are all brand new. Black metal roof with new gutters on the front and back. This lot is approximately half acre with beautiful oak trees in the front and back.

Key facts

• New gutters
• Walk-in shower
• Black metal roof

Tags

• LARGE GARDEN TUB
• WALK-IN SHOWER
• BLACK METAL ROOF
• NEW GUTTERS
• HALF ACRE LOT
• BEAUTIFUL OAK TREES

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-wide manufactured/mobile home; One level
• Construction: Manufactured/mobile construction
• Exterior features: Metal roof; Lot size under 0.5 acre

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Garden tub/shower in the primary bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: William M. Reeves Elementary (math 51% / reading 55%, grade C, #138 of 597 statewide, top 24%, 914 students, 62% FRL); Charles B. Dubose Middle (math 30% / reading 45%, grade F, #90 of 229 statewide, top 42%, 950 students, 62% FRL); Summerville High (math 60% / reading 92%, grade A-, #34 of 196 statewide, top 17%, 3,308 students, 59% FRL) — zoned schools average 61% FRL vs 36% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 741 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% 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 $7k 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 208 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $85k; list at $220k implies a 159% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.03% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $217,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 George Keen Dr	0.24mi	3/2.0	1,400 (+9%)	3mo	$168,000	$120	70
192 Dean Dr	0.43mi	3/2.0	1,216 (-5%)	5mo	$253,000	$208	68
177 Cady Dr	0.30mi	3/2.0	1,186 (-7%)	13mo	$175,000	$148	62
249 Lake Dr	0.65mi	3/2.0	1,216 (-5%)	17mo	$207,000	$170	47

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-6,961
• Equity at exit: $32,788

10-year hold

• IRR: 5.0%
• Equity multiple: 1.34×
• Total profit: $21,190
• Equity at exit: $19,013

Cash invested: $61,572 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,266 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $507

Break-even live

Break-even rent $1,625

Max offer price $219,900

Occupancy floor 73%

Sensitivity live

Price	-10% $631	-5% $569	+0% $507	+5% $444	+10% $118
Rent	-10% $328	-5% $417	+0% $507	+5% $596	+10% $686
Rate	-1.0pp $617	-0.5pp $562	base $507	+0.5pp $450	+1.0pp $392

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Saint Catherines Ct Unit Carlile Summerville, SC	3.0	2.5	1540	$2,100	$1.36	24d	1	1.03mi
226 Saint Catherines Ct Unit Retreat Summerville, SC	3.0	2.5	1540	$2,000	$1.30	24d	1	1.03mi
1000 N Pine St Summerville, SC	3.0	1.0–3.0	1036	$2,760	$2.66	3d	92	1.34mi

Listing history 21 events

1. 2026-06-18
   days on market $219,900 Active 208 DOM
2. 2026-06-17
   days on market $219,900 Active 207 DOM
3. 2026-06-16
   days on market $219,900 Active 206 DOM
4. 2026-06-15
   days on market $219,900 Active 205 DOM
5. 2026-06-13
   days on market $219,900 Active 203 DOM
6. 2026-06-13
   days on market $219,900 Active 202 DOM
7. 2026-06-10
   days on market $219,900 Active 200 DOM
8. 2026-06-09
   days on market $219,900 Active 199 DOM
9. 2026-06-08
   days on market $219,900 Active 198 DOM
10. 2026-06-07
    days on market $219,900 Active 197 DOM
11. 2026-06-03
    days on market $219,900 Active 193 DOM
12. 2026-06-01
    days on market $219,900 Active 191 DOM
13. 2026-05-31
    days on market $219,900 Active 190 DOM
14. 2026-03-27
    status Active
15. 2026-03-25
    historical Active Under Contract
16. 2026-03-04
    status Active
17. 2026-01-30
    historical Active Under Contract
18. 2026-01-26
    status Active
19. 2026-01-13
    historical Active Under Contract
20. 2025-11-22
    listed $219,900 Active
21. 2025-02-20
    soldstatus $85,000

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $1,253 · $104/mo
• Expected delta: +$789/yr (+$66/mo · 170.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 16 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: $27,190
• − Mortgage interest: −$12,318
• − Property taxes: −$464
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − Depreciation: −$6,397
• Taxable income: $2,562
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $5,464/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

+158.7% since first listed

8 events — show timeline

• 2026-03-27 Relisted — Charleston Trident MLS
• 2026-03-25 Contingent — Charleston Trident MLS
• 2026-03-04 Relisted — Charleston Trident MLS
• 2026-01-30 Contingent — Charleston Trident MLS
• 2026-01-26 Relisted — Charleston Trident MLS
• 2026-01-13 Contingent — Charleston Trident MLS
• 2025-11-22 Listed $219,900 Charleston Trident MLS
• 2025-02-20 Sold (Public Records) $85,000 Public Records

Property tax history

+1.2%/yr

Latest (2022): $464 · +0.0% YoY. Source: county tax records.