129 Canaberry Cir · Summerville, SC 29483

$299,999

3 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 213 Days on market

Built 1981 0.27 ac lot Est $371k · 19% 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 +15.0/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here you go! The home you have been looking for! Located in the sought after neighborhood of Corey Woods, this home has been maintained through the years with the addition of an attached workshop and 2 car carport. Located just a few minutes to Historic Summerville, restaurants and shopping, this 4 bedroom home is ready to move in! Kitchen has been updated beautifully and the seller is offering a $3000 flooring allowance!

Key facts

• 2 car carport
• Attached workshop
• Updated kitchen

Tags

• ATTACHED WORKSHOP
• 2 CAR CARPORT
• UPDATED KITCHEN

Property features AI

Exterior

• Parking: 1-car garage; 2-car carport; Converted garage; 3 total parking spaces; 2 carport spaces
• Utilities: Public sewer; Dominion Energy service; Summerville CPW service
• Home design: Single-family detached home; Two levels
• Construction: Asphalt roof
• Exterior features: Rain gutters; Chain link fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Pantry / Eat-in space
• Bedrooms: 4 bedrooms; Primary bedroom on the upper level with ceiling fan(s) and walk-in closet(s)
• Flooring: Carpet; Ceramic tile; Luxury vinyl
• Bathrooms: 2.5 bathrooms (3 total)
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Blown and smooth ceilings; Walk-in closets; Eat-in kitchen; Family room; Formal living room; Great room; Pantry; Utility room
• Laundry & utility: Laundry room with washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $11 ($135/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 $230k (23.5% below list).
• Recommended offer: $230k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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; 10 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 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 $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 213 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $300k implies a 320% gain — meaningful room to come down on a strong offer.

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 $229,610 (23.5% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 23% 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. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $371,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Amaranth Ave	0.35mi	3/2.5	1,837 (-1%)	2mo	$335,000	$182	78
400 Forsythia Ave	0.60mi	3/2.5	1,807 (-2%)	2mo	$356,000	$197	65
186 Moon Dance Ln	0.60mi	4/2.5 (+1)	1,858 (+0%)	1mo	$374,000	$201	63
200 Crossandra Ave	0.33mi	4/2.5 (+1)	1,990 (+8%)	2mo	$360,000	$181	63
156 Casein St	0.53mi	4/2.5 (+1)	1,816 (-2%)	3mo	$372,000	$205	63
79 Crossandra Ave	0.20mi	4/2.5 (+1)	2,052 (+11%)	4mo	$395,000	$192	62
607 Woodward Blvd	0.52mi	3/2.0	2,022 (+9%)	4mo	$340,000	$168	57
604 O'leary Cir	0.47mi	4/3.0 (+1)	1,978 (+7%)	1mo	$399,000	$202	57
215 Forsythia Ave	0.51mi	3/2.0	1,624 (-12%)	4mo	$385,000	$237	53
204 Hydrangea St	0.69mi	3/2.5	1,674 (-9%)	1mo	$365,000	$218	50
111 Sandtrap Rd	0.66mi	4/2.0 (+1)	1,708 (-8%)	4mo	$350,000	$205	48
309 White Gables Dr	0.58mi	3/2.5	1,624 (-12%)	3mo	$255,000	$157	48

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: -17.6%
• Equity multiple: 0.39×
• Total profit: $-51,556
• Equity at exit: $44,731

10-year hold

• IRR: -12.6%
• Equity multiple: 0.30×
• Total profit: $-58,535
• Equity at exit: $25,938

Cash invested: $84,000 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,296 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $11

Break-even live

Break-even rent $2,282

Max offer price $299,999

Occupancy floor 95%

Sensitivity live

Price	-10% $181	-5% $96	+0% $11	+5% $-74	+10% $-159
Rent	-10% $-170	-5% $-79	+0% $11	+5% $102	+10% $193
Rate	-1.0pp $162	-0.5pp $88	base $11	+0.5pp $-67	+1.0pp $-146

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Canaberry Cir Summerville, SC	3.0	2.0	1438	$2,395	$1.67	25d	1	0.19mi
213 Sagebrush Ln Summerville, SC	3.0	2.0	2167	$2,100	$0.97	20d	1	0.31mi
105 Barberry St Summerville, SC	3.0	2.5	1285	$2,050	$1.60	4d	1	0.55mi
103 Barberry St Summerville, SC	3.0	2.5	1548	$2,011	$1.30	25d	1	0.55mi
1120 Central Ave Summerville, SC	3.0	2.0	2332	$3,100	$1.33	25d	1	0.64mi
409 Verbena Ave Summerville, SC	3.0	2.5	1301	$1,950	$1.50	25d	1	0.68mi
319 Pimpernel St Summerville, SC	3.0	2.5	1660	$2,400	$1.45	4d	1	0.72mi
153 Omalley Dr Summerville, SC	3.0	3.0	1760	$2,290	$1.30	25d	1	0.85mi
157 Cantona Dr Summerville, SC	3.0	2.5	1737	$2,300	$1.32	25d	1	1.15mi
1060 Orangeburg Rd Summerville, SC	2.0–3.0	2.5	1600	$2,350	$1.47	4d	6	1.33mi

Listing history 24 events

1. 2026-06-22
   pricedays on market $299,999 Active 213 DOM
2. 2026-06-18
   days on market $315,000 Active 210 DOM
3. 2026-06-17
   days on market $315,000 Active 209 DOM
4. 2026-06-16
   days on market $315,000 Active 208 DOM
5. 2026-06-15
   days on market $315,000 Active 207 DOM
6. 2026-06-13
   days on market $315,000 Active 205 DOM
7. 2026-06-13
   days on market $315,000 Active 204 DOM
8. 2026-06-10
   days on market $315,000 Active 202 DOM
9. 2026-06-09
   days on market $315,000 Active 201 DOM
10. 2026-06-08
    days on market $315,000 Active 200 DOM
11. 2026-06-07
    days on market $315,000 Active 199 DOM
12. 2026-06-03
    days on market $315,000 Active 195 DOM
13. 2026-06-01
    days on market $315,000 Active 193 DOM
14. 2026-05-31
    days on market $315,000 Active 192 DOM
15. 2026-05-21
    price $315,000
16. 2026-05-04
    price $329,999
17. 2026-03-27
    price $334,999
18. 2026-03-02
    price $339,999
19. 2026-02-09
    price $344,999
20. 2026-01-24
    price $349,999
21. 2026-01-12
    price $359,999
22. 2025-12-10
    price $369,999
23. 2025-11-20
    listed $375,000 Active
24. 1992-10-20
    soldstatus $71,500

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$456/yr (+$38/mo · 36.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $27,553
• − Mortgage interest: −$16,805
• − Property taxes: −$1,254
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$8,727
• Taxable loss: −$5,141
• Est. tax savings @ 24.0%: +$1,234
• After-tax cash flow: $1,369/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

• Census place: Summerville, SC
• 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

+340.6% since first listed

10 events — show timeline

• 2026-05-21 Price Changed $315,000 Charleston Trident MLS
• 2026-05-04 Price Changed $329,999 Charleston Trident MLS
• 2026-03-27 Price Changed $334,999 Charleston Trident MLS
• 2026-03-02 Price Changed $339,999 Charleston Trident MLS
• 2026-02-09 Price Changed $344,999 Charleston Trident MLS
• 2026-01-24 Price Changed $349,999 Charleston Trident MLS
• 2026-01-12 Price Changed $359,999 Charleston Trident MLS
• 2025-12-10 Price Changed $369,999 Charleston Trident MLS
• 2025-11-20 Listed $375,000 Charleston Trident MLS
• 1992-10-20 Sold (Public Records) $71,500 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,254 · +0.0% YoY. Source: county tax records.