122 Longleaf Dr · Summerville, SC 29483

$310,000

4 bd · 2.0 ba · 1,784 sqft · SingleFamily public records · 30 Days on market

Built 1971 8,712 sqft lot Est $366k · 15% 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).

• ARV discount +14.4/15.0
• Cash flow +13.7/30.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming brick ranch home is nestled on a corner lot on a quiet street in an established neighborhood, with no HOA! It's also located in the desirable Dorchester II School District. The large driveway gives you plenty of space for parking. As you enter, you'll be greeted by a spacious floor plan, with a great flow for entertaining and everyday living. The updated eat-in kitchen boasts recessed lighting, stainless steel appliances, ample cabinet and counter space, and a large breakfast/dining area. Refrigerator to convey, with an acceptable offer and as part of the sales contract. The huge living room/dining room combo at the back of the home features vaulted and beamed ceilings and attractive laminate wood floors.The large privacy-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. Conveniently located near shopping, dining, and Historic Downtown Summerville. Come see your new home, today!

Key facts

• Open concept kitchen
• Large corner lot
• Built in shelving

Tags

• PRIVACY FENCED BACKYARD
• OPEN CONCEPT KITCHEN
• EXPANSIVE GREAT ROOM
• BUILT IN SHELVING
• DUAL ENTRY POINTS
• LARGE CORNER LOT

Property features AI

Finance

• HOA & community: Trash service available

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Dominion Energy service; Summerville CPW service
• Home design: Single-family detached home; One story
• Construction: Architectural roof
• Exterior features: Privacy wooden fenced yard; Shed(s) on property

Interior

• Kitchen: Electric range
• Bedrooms: 4 bedrooms; Primary bedroom on lower level with ceiling fan
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Beamed ceilings; Cathedral/vaulted and smooth ceilings; Ceiling fans; Eat-in kitchen; Formal living room; Great room
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $23 ($272/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 $243k (21.6% below list).
• Recommended offer: $243k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); 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 68% FRL vs 36% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 741 active listings in the ZIP; 9 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 34% 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

• It's been on market 30 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y ago; this cycle's ask is 15400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $210k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $243,089 (21.6% below list)

Questions for the listing agent

1. Built in 1971 — 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. 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: 0.78% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $365,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Sandtrap Rd	0.44mi	4/2.0	1,708 (-4%)	4mo	$350,000	$205	70
156 Casein St	0.57mi	4/2.5	1,816 (+2%)	3mo	$372,000	$205	66
606 O'leary Cir	0.55mi	3/2.5 (-1)	1,792 (+0%)	4mo	$399,925	$223	63
186 Moon Dance Ln	0.72mi	4/2.5	1,858 (+4%)	1mo	$374,000	$201	56
108 Sandtrap Rd	0.39mi	3/2.0 (-1)	1,552 (-13%)	2mo	$219,070	$141	53
153 Casein St	0.60mi	4/3.0	1,902 (+7%)	6mo	$380,830	$200	52
604 O'leary Cir	0.56mi	4/3.0	1,978 (+11%)	1mo	$399,000	$202	51
103 O'leary Cir	0.50mi	3/2.0 (-1)	1,548 (-13%)	1mo	$387,500	$250	49
116 O'leary Cir	0.44mi	3/2.0 (-1)	1,548 (-13%)	4mo	$349,900	$226	48
402 Golf Rd	0.66mi	3/2.0 (-1)	1,603 (-10%)	2mo	$297,000	$185	46
403 Logan Dr	0.68mi	4/2.0	1,555 (-13%)	4mo	$291,000	$187	44
315 Golf Rd	0.74mi	3/2.0 (-1)	1,552 (-13%)	0mo	$499,000	$322	38

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-52,638
• Equity at exit: $46,222

10-year hold

• IRR: -12.3%
• Equity multiple: 0.32×
• Total profit: $-59,290
• Equity at exit: $26,803

Cash invested: $86,800 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,431 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $23

Break-even live

Break-even rent $2,402

Max offer price $310,000

Occupancy floor 94%

Sensitivity live

Price	-10% $198	-5% $110	+0% $23	+5% $-65	+10% $-153
Rent	-10% $-169	-5% $-73	+0% $23	+5% $119	+10% $215
Rate	-1.0pp $179	-0.5pp $102	base $23	+0.5pp $-58	+1.0pp $-139

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.81mi
303 Canaberry Cir Summerville, SC	3.0	2.0	1438	$2,395	$1.67	24d	1	0.90mi
409 Verbena Ave Summerville, SC	3.0	2.5	1301	$1,950	$1.50	24d	1	0.92mi
213 Sagebrush Ln Summerville, SC	3.0	2.0	2167	$2,100	$0.97	20d	1	0.97mi
1120 Central Ave Summerville, SC	3.0	2.0	2332	$3,100	$1.33	24d	1	0.98mi
105 Barberry St Summerville, SC	3.0	2.5	1285	$2,050	$1.60	3d	1	1.14mi
103 Barberry St Summerville, SC	3.0	2.5	1548	$2,011	$1.30	24d	1	1.14mi
319 Pimpernel St Summerville, SC	3.0	2.5	1660	$2,400	$1.45	3d	1	1.17mi
157 Cantona Dr Summerville, SC	3.0	2.5	1737	$2,300	$1.32	24d	1	1.43mi

Listing history 45 events

1. 2026-06-18
   days on market $310,000 Active 30 DOM
2. 2026-06-17
   days on market $310,000 Active 29 DOM
3. 2026-06-16
   days on market $310,000 Active 28 DOM
4. 2026-06-15
   days on market $310,000 Active 27 DOM
5. 2026-06-13
   days on market $310,000 Active 25 DOM
6. 2026-06-13
   statusdays on market $310,000 Active 24 DOM
7. 2026-06-10
   days on market $310,000 Active Under Contract 22 DOM
8. 2026-06-09
   days on market $310,000 Active Under Contract 21 DOM
9. 2026-06-08
   days on market $310,000 Active Under Contract 20 DOM
10. 2026-06-07
    statusdays on market $310,000 Active Under Contract 19 DOM
11. 2026-06-03
    days on market $310,000 Active 15 DOM
12. 2026-06-03
    days on market $310,000 Active 14 DOM
13. 2026-06-01
    days on market $310,000 Active 13 DOM
14. 2026-05-31
    days on market $310,000 Active 12 DOM
15. 2026-05-21
    historical $2,000
16. 2026-05-19
    listed $2,000
17. 2026-05-19
    listed $310,000 Active
18. 2026-05-18
    historical $2,000
19. 2026-04-11
    price $2,000
20. 2026-01-21
    listed $2,100
21. 2024-04-02
    historical
22. 2024-03-25
    price $314,500
23. 2024-03-21
    price $315,000
24. 2024-03-17
    price $320,000
25. 2024-03-06
    listed $325,000 Active
26. 2020-08-11
    soldstatus $210,000
27. 2020-08-10
    soldstatus $210,000 Closed 946-char remark

    Show marketing remark (946 chars)

    This charming brick ranch home is nestled on a corner lot on a quiet street in an established neighborhood, with no HOA! It's also located in the desirable Dorchester II School District. The large driveway gives you plenty of space for parking. As you enter, you'll be greeted by a spacious floor plan, with a great flow for entertaining and everyday living. The updated eat-in kitchen boasts recessed lighting, stainless steel appliances, ample cabinet and counter space, and a large breakfast/dining area. Refrigerator to convey, with an acceptable offer and as part of the sales contract. The huge living room/dining room combo at the back of the home features vaulted and beamed ceilings and attractive laminate wood floors.The large privacy-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. Conveniently located near shopping, dining, and Historic Downtown Summerville. Come see your new home, today!

28. 2020-07-10
    historical Active Contingent 946-char remark

    Show marketing remark (946 chars)

    This charming brick ranch home is nestled on a corner lot on a quiet street in an established neighborhood, with no HOA! It's also located in the desirable Dorchester II School District. The large driveway gives you plenty of space for parking. As you enter, you'll be greeted by a spacious floor plan, with a great flow for entertaining and everyday living. The updated eat-in kitchen boasts recessed lighting, stainless steel appliances, ample cabinet and counter space, and a large breakfast/dining area. Refrigerator to convey, with an acceptable offer and as part of the sales contract. The huge living room/dining room combo at the back of the home features vaulted and beamed ceilings and attractive laminate wood floors.The large privacy-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. Conveniently located near shopping, dining, and Historic Downtown Summerville. Come see your new home, today!

29. 2020-07-06
    price $213,900 946-char remark

    Show marketing remark (946 chars)

    This charming brick ranch home is nestled on a corner lot on a quiet street in an established neighborhood, with no HOA! It's also located in the desirable Dorchester II School District. The large driveway gives you plenty of space for parking. As you enter, you'll be greeted by a spacious floor plan, with a great flow for entertaining and everyday living. The updated eat-in kitchen boasts recessed lighting, stainless steel appliances, ample cabinet and counter space, and a large breakfast/dining area. Refrigerator to convey, with an acceptable offer and as part of the sales contract. The huge living room/dining room combo at the back of the home features vaulted and beamed ceilings and attractive laminate wood floors.The large privacy-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. Conveniently located near shopping, dining, and Historic Downtown Summerville. Come see your new home, today!

30. 2020-06-12
    listed $218,900 Active 946-char remark

    Show marketing remark (946 chars)

    This charming brick ranch home is nestled on a corner lot on a quiet street in an established neighborhood, with no HOA! It's also located in the desirable Dorchester II School District. The large driveway gives you plenty of space for parking. As you enter, you'll be greeted by a spacious floor plan, with a great flow for entertaining and everyday living. The updated eat-in kitchen boasts recessed lighting, stainless steel appliances, ample cabinet and counter space, and a large breakfast/dining area. Refrigerator to convey, with an acceptable offer and as part of the sales contract. The huge living room/dining room combo at the back of the home features vaulted and beamed ceilings and attractive laminate wood floors.The large privacy-fenced backyard will be perfect for grilling out, entertaining, or watching the kids play. Conveniently located near shopping, dining, and Historic Downtown Summerville. Come see your new home, today!

31. 2015-02-06
    historical
32. 2012-03-02
    soldstatus $98,000
33. 2012-02-29
    soldstatus $98,000
34. 2011-10-14
    listed $99,000
35. 2011-04-28
    soldstatus $52,500
36. 2010-03-29
    listed $71,910
37. 2008-10-27
    listed $89,500
38. 2006-03-20
    soldstatus $140,000
39. 2006-03-15
    soldstatus $140,000
40. 2005-07-05
    listed $135,000
41. 2005-07-05
    historical
42. 2005-04-08
    soldstatus $62,250
43. 2005-04-08
    soldstatus $75,000
44. 2004-10-01
    listed $135,900
45. 1971-04-13
    soldstatus $20,400

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $1,767 · $147/mo
• Expected delta: +$52/yr (+$4/mo · 3.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $29,171
• − Mortgage interest: −$17,365
• − Property taxes: −$1,715
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,334
• − Management: −$2,334
• − Depreciation: −$9,018
• Taxable loss: −$5,145
• Est. tax savings @ 24.0%: +$1,235
• After-tax cash flow: $1,507/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
• 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

-90.2% since first listed

31 events — show timeline

• 2026-05-21 Rental Removed $2,000 TENANTTURNER2
• 2026-05-19 Listed for Rent $2,000 TENANTTURNER2
• 2026-05-19 Listed $310,000 Charleston Trident MLS
• 2026-05-18 Rental Removed $2,000 CHARLESTONMLS
• 2026-04-11 Price Changed $2,000 CHARLESTONMLS
• 2026-01-21 Listed for Rent $2,100 CHARLESTONMLS
• 2024-04-02 Listing Removed — Charleston Trident MLS
• 2024-03-25 Price Changed $314,500 Charleston Trident MLS
• 2024-03-21 Price Changed $315,000 Charleston Trident MLS
• 2024-03-17 Price Changed $320,000 Charleston Trident MLS
• 2024-03-06 Listed $325,000 Charleston Trident MLS
• 2020-08-11 Sold (Public Records) $210,000 Public Records
• 2020-08-10 Sold (MLS) $210,000 Charleston Trident MLS
• 2020-07-10 Contingent — Charleston Trident MLS
• 2020-07-06 Price Changed $213,900 Charleston Trident MLS
• 2020-06-12 Listed $218,900 Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2012-03-02 Sold (Public Records) $98,000 Public Records
• 2012-02-29 Sold (MLS) $98,000 Charleston Trident MLS
• 2011-10-14 Listed $99,000 Charleston Trident MLS
• 2011-04-28 Sold (MLS) $52,500 Charleston Trident MLS
• 2010-03-29 Listed $71,910 Charleston Trident MLS
• 2008-10-27 Listed $89,500 Charleston Trident MLS
• 2006-03-20 Sold (Public Records) $140,000 Public Records
• 2006-03-15 Sold (MLS) $140,000 Charleston Trident MLS
• 2005-07-05 Listing Removed — Charleston Trident MLS
• 2005-07-05 Listed $135,000 Charleston Trident MLS
• 2005-04-08 Sold (Public Records) $75,000 Public Records
• 2005-04-08 Sold (Public Records) $62,250 Public Records
• 2004-10-01 Listed $135,900 Charleston Trident MLS
• 1971-04-13 Sold (Public Records) $20,400 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,715 · -0.0% YoY. Source: county tax records.