900 Watts Hill Rd · Lugoff, SC 29078

$226,500

3 bd · 2.0 ba · 1,184 sqft · SingleFamily public records · 16 Days on market

Built 2007 0.84 ac lot Est $205k · 11% over

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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 +14.3/30.0
• DSCR +4.3/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity! This 3BR/2BA ranch-style home sits on a . 84-acre lot with no HOA and is conveniently located near downtown Elgin. Features include an attached garage, open-concept kitchen and dining area, LVP flooring throughout the main living spaces, carpet in bedrooms, a wood-burning fireplace, ceiling fans in the living room and primary bedroom, covered front porch, and a fenced backyard and cement patio. Plenty of space both inside and out! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Covered front porch
• Attached garage
• Open-concept kitchen

Tags

• RANCH-STYLE HOME
• ATTACHED GARAGE
• OPEN-CONCEPT KITCHEN
• WOOD-BURNING FIREPLACE
• COVERED FRONT PORCH
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached garage; Four parking spaces (one garage space)
• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace; Central heating; Central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $226k.

Deal economics

• At list price, monthly cash flow is $41 ($494/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 $177k (21.8% below list).
• Recommended offer: $177k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#47 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Kershaw 01 (rural): math 38% / reading 51% proficiency, ranked #25 of 80 in SC (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blaney Elementary (math 48% / reading 47%, grade D, #199 of 597 statewide, top 35%, 760 students, 100% FRL); Leslie M. Stover Middle (math 26% / reading 46%, grade F, #101 of 229 statewide, top 44%, 697 students, 72% FRL); Lugoff-Elgin High (math 65% / reading 89%, grade A-, #28 of 196 statewide, top 16%, 1,744 students, 62% FRL) — zoned schools average 78% FRL vs 49% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 181 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/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.
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $104k; list at $226k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $177,197 (21.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $204,832
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1035 Donna Dr	0.24mi	3/2.0	1,297 (+10%)	10mo	$225,000	$173	65

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-34,183
• Equity at exit: $33,772

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-26,800
• Equity at exit: $19,584

Cash invested: $63,420 (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 29078

• Home prices YoY: -22.9%
• Active inventory: 181
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$1,188
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $41

Break-even live

Break-even rent $1,720

Max offer price $226,500

Occupancy floor 93%

Sensitivity live

Price	-10% $169	-5% $105	+0% $41	+5% $-23	+10% $-87
Rent	-10% $-99	-5% $-29	+0% $41	+5% $111	+10% $181
Rate	-1.0pp $155	-0.5pp $99	base $41	+0.5pp $-18	+1.0pp $-77

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: $56,625
• Closing costs: $6,795
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
361 Chickadee Ln Lugoff, SC	3.0	2.0	1359	$1,400	$1.03	23d	1	0.83mi

Listing history 11 events

1. 2026-06-22
   days on market $226,500 Active 16 DOM
2. 2026-06-18
   days on market $226,500 Active 13 DOM
3. 2026-06-17
   days on market $226,500 Active 12 DOM
4. 2026-06-16
   days on market $226,500 Active 11 DOM
5. 2026-06-15
   days on market $226,500 Active 10 DOM
6. 2026-06-14
   days on market $226,500 Active 8 DOM
7. 2026-06-10
   days on market $226,500 Active 5 DOM
8. 2026-06-09
   days on market $226,500 Active 4 DOM
9. 2026-06-08
   days on market $226,500 Active 3 DOM
10. 2026-06-07
    remarks 557-char remark
11. 2026-06-07
    listed $226,500 Active 2 DOM

ⓘ 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: $919 · $77/mo
• Projected year-2 tax: $1,291 · $108/mo
• Expected delta: +$372/yr (+$31/mo · 40.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,264
• − Mortgage interest: −$12,688
• − Property taxes: −$919
• − Insurance: −$1,132
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$6,589
• Taxable loss: −$3,466
• Est. tax savings @ 24.0%: +$832
• After-tax cash flow: $1,326/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: Kershaw 01
• NCES district ID: 4502550
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $44,585
• Composite: 37.66/100
• National rank: #4371
• State rank: #25 of 80 in SC

Livability — Lugoff

• Score: 71/100
• State rank: #47
• US rank: #6636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kershaw County · 47,655 people
• City population: 16,283
• Metro: Columbia, SC
• Population (ZIP): 16,283
• Household income: $67,727
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 61.0

Population outlook (Kershaw County) Hauer SSP2

• Today (2025): 67,683 people
• By 2030: 69,374 · +2.5%
• By 2040: 71,936 · +6.3%
• By 2050: 73,292 · +8.3%
• By 2075: 75,762 · +11.9%
• By 2100: 72,620 · +7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 18% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Kershaw

• 2024 margin: Strong R (+28.2) · D 35.3% · R 63.5% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -18.7pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+23.1 2016: R+24.8 2012: R+18.6 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.83%
• Current HPI: 211.3661
• Rent YoY: —
• Metro: Columbia, 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

+88.8% since first listed

3 events — show timeline

• 2026-06-05 Listed $226,500 Consolidated MLS
• 2015-09-15 Sold (Public Records) $104,450 Public Records
• 2004-04-12 Sold (Public Records) $120,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $919 · +7.2% YoY. Source: county tax records.