161 County Road S-45-731 · Kingstree, SC 29518

$100,000

3 bd · 1.0 ba · 1,288 sqft · Other public records · 91 Days on market

Built 1973 2.30 ac lot

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Why this score? — see what drove the B- 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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +6.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Recently updated home in a country setting. 3 bedroom, 1 bath on 2.3 acres. Many new features! Call to see this one today! It won't last long! Taxes calculated at 6%. Information from tax records.

Key facts

• Quiet rural setting
• Land investment
• Full renovation

Tags

• QUIET RURAL SETTING
• FULL RENOVATION
• NO HOA
• LAND INVESTMENT

Property features AI

Exterior

• Parking: 1-car carport (1 covered space)
• Home design: Single-family detached home; One story
• Construction: Asphalt roof
• Exterior features: Storage structure on property; No other outbuildings listed

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Heating: see remarks
• Interior features: Smooth ceilings; Eat-in kitchen; Formal living room; Utility room; See remarks for additional interior details
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.4% in Kingstree — 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 67/100 on livability (#88 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, commute B+; Watch: housing C-, employment D, schools D-.
• Williamsburg 01 (rural): math 13% / reading 26% proficiency, ranked #74 of 80 in SC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 35 units permitted in Williamsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $3k appreciation (2.8% local appreciation)).
• Williamsburg County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.13% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.02×
• Total profit: $28,484
• Equity at exit: $43,570

10-year hold

• IRR: 19.7%
• Equity multiple: 3.79×
• Total profit: $78,104
• Equity at exit: $66,083

Cash invested: $28,000 (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 29518

• Home prices YoY: 2.2%
• Active inventory: 7
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $279

Break-even live

Break-even rent $778

Max offer price $100,000

Occupancy floor 70%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $100,000 Active 91 DOM
2. 2026-06-17
   days on market $100,000 Active 90 DOM
3. 2026-06-16
   days on market $100,000 Active 89 DOM
4. 2026-06-15
   days on market $100,000 Active 88 DOM
5. 2026-06-13
   days on market $100,000 Active 86 DOM
6. 2026-06-12
   days on market $100,000 Active 85 DOM
7. 2026-06-09
   days on market $100,000 Active 82 DOM
8. 2026-06-08
   days on market $100,000 Active 81 DOM
9. 2026-06-08
   days on market $100,000 Active 80 DOM
10. 2026-06-07
    days on market $100,000 Active 79 DOM
11. 2026-06-04
    days on market $100,000 Active 76 DOM
12. 2026-06-02
    days on market $100,000 Active 75 DOM
13. 2026-06-01
    days on market $100,000 Active 74 DOM
14. 2026-05-31
    days on market $100,000 Active 73 DOM
15. 2026-03-18
    listed $100,000 Active
16. 2020-03-09
    soldstatus 199-char remark

    Show marketing remark (199 chars)

    Recently updated home in a country setting. 3 bedroom, 1 bath on 2.3 acres. Many new features! Call to see this one today! It won't last long! Taxes calculated at 6%. Information from tax records.

17. 2019-12-27
    listed $60,000 199-char remark

    Show marketing remark (199 chars)

    Recently updated home in a country setting. 3 bedroom, 1 bath on 2.3 acres. Many new features! Call to see this one today! It won't last long! Taxes calculated at 6%. Information from tax records.

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $584 · $49/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,578
• − Mortgage interest: −$5,602
• − Property taxes: −$584
• − Insurance: −$500
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$2,909
• Taxable income: $1,811
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $2,915/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: Williamsburg 01
• NCES district ID: 4503780
• Math proficiency: 13% ▼ -11.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $27,663
• Composite: 15.32/100
• National rank: #9328
• State rank: #74 of 80 in SC

Livability — Kingstree

• Score: 67/100
• State rank: #88
• US rank: #10168

Category grades

Amenities F Commute B+ Cost of living A+ Crime F Employment D Housing C- Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 913

Population outlook (Williamsburg County) Hauer SSP2

• Today (2025): 29,171 people
• By 2030: 27,247 · -6.6%
• By 2040: 23,314 · -20.1%
• By 2050: 19,798 · -32.1%
• By 2075: 13,336 · -54.3%
• By 2100: 8,502 · -70.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 27% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Russian 2% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Williamsburg

• 2024 margin: Strong D (+21.7) · D 60.2% · R 38.5% · Other 1.2%
• 2008→2024 swing: -16.5pp toward R · 2008: 38.2pp · 2024: 21.7pp
• All cycles: 2024: D+21.7 2020: D+29.8 2016: D+33.8 2012: D+39.9 2008: D+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.75%
• Current HPI: 125.7229
• Rent YoY: —
• Metro: —
• 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

+66.7% since first listed

3 events — show timeline

• 2026-03-18 Listed $100,000 Charleston Trident MLS
• 2020-03-09 Sold (MLS) — RAGPD
• 2019-12-27 Listed $60,000 RAGPD

Property tax history

-6.2%/yr

Latest (2025): $584 · +7.5% YoY. Source: county tax records.