517 Winningham Rd · Orangeburg, SC 29118

$179,900

3 bd · 1.5 ba · 1,273 sqft · SingleFamily public records · 23 Days on market

Built 1972 0.64 ac lot Est $157k · 15% 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 +15.0/30.0
• Schools +5.0/10.0
• DSCR +4.6/10.0
• 1% rule +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 4-bedroom, 1-bath brick home situated on a generous 0.64-acre lot. Offering 1,273 square feet of comfortable living space, this home is perfect for first-time buyers, downsizers, or investors. Recent updates provide peace of mind and modern appeal, including a brand-new roof, updated kitchen with new appliances, and updated flooring in most areas of the home. The flexible floor plan features four bedrooms, ideal for a growing family, home office, or guest space. Enjoy the privacy and outdoor potential of the large lot, perfect for entertaining, gardening, or relaxing. Conveniently located with easy access to local amenities, this home offers a great combination of space, updates, and value. Priced at $179,900, schedule your showing today Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Large lot
• Brick home
• New appliances

Tags

• BRICK HOME
• NEW ROOF
• UPDATED KITCHEN
• NEW APPLIANCES
• UPDATED FLOORING
• LARGE LOT

Property features AI

Exterior

• Utilities: Septic tank; Department of Public Utilities service available
• Home design: Single-family detached residence; One level
• Exterior features: Lot size between 0.5 and 1 acre; No other structures reported

Interior

• Bedrooms: 4 bedrooms
• Flooring: Wood
• Bathrooms: 2 total bathrooms (1.5 reported)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood flooring; Garden tub/shower in the master bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $56 ($669/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 $156k (13.0% below list).
• Recommended offer: $156k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.2% in Orangeburg — 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 54/100 on livability (#324 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety B; Watch: housing C-, crime F, amenities D-.
• Zoned schools: Sheridan Elementary (math 8%, 486 students, 100% FRL); William J. Clark Middle (math 12%, 687 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 163 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 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 $65k; list at $180k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $156,482 (13.0% below list)

Questions for the listing agent

1. Built in 1972 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.87% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $156,579
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1397 Hill Dr	0.12mi	3/1.0	1,120 (-12%)	14mo	$138,000	$123	61
1321 Hill Dr	0.20mi	3/1.0	1,120 (-12%)	11mo	$114,000	$102	59
4354 Cricket Dr	0.60mi	3/2.0	1,321 (+4%)	8mo	$150,300	$114	57
1322 Hill Dr	0.19mi	3/1.0	1,120 (-12%)	22mo	$137,500	$123	51
404 Grasshopper Ct	0.55mi	3/2.0	1,200 (-6%)	22mo	$227,500	$190	45

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-25,618
• Equity at exit: $26,824

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-17,799
• Equity at exit: $15,554

Cash invested: $50,372 (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 29118

• Home prices YoY: -28.9%
• Active inventory: 163
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$162 /mo · $1,945/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $56

Break-even live

Break-even rent $1,494

Max offer price $179,900

Occupancy floor 91%

Sensitivity live

Price	-10% $158	-5% $107	+0% $56	+5% $5	+10% $-46
Rent	-10% $-68	-5% $-6	+0% $56	+5% $118	+10% $179
Rate	-1.0pp $146	-0.5pp $101	base $56	+0.5pp $9	+1.0pp $-38

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $179,900 Active 23 DOM
2. 2026-06-18
   status $179,900 Active 22 DOM
3. 2026-05-22
   status Pending 883-char remark

   Show marketing remark (883 chars)

   Welcome to this well-maintained 4-bedroom, 1-bath brick home situated on a generous 0.64-acre lot. Offering 1,273 square feet of comfortable living space, this home is perfect for first-time buyers, downsizers, or investors. Recent updates provide peace of mind and modern appeal, including a brand-new roof, updated kitchen with new appliances, and updated flooring in most areas of the home. The flexible floor plan features four bedrooms, ideal for a growing family, home office, or guest space. Enjoy the privacy and outdoor potential of the large lot, perfect for entertaining, gardening, or relaxing. Conveniently located with easy access to local amenities, this home offers a great combination of space, updates, and value. Priced at $179,900, schedule your showing today Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

4. 2026-05-22
   status Pending

   Show marketing remark (883 chars)

   Welcome to this well-maintained 4-bedroom, 1-bath brick home situated on a generous 0.64-acre lot. Offering 1,273 square feet of comfortable living space, this home is perfect for first-time buyers, downsizers, or investors. Recent updates provide peace of mind and modern appeal, including a brand-new roof, updated kitchen with new appliances, and updated flooring in most areas of the home. The flexible floor plan features four bedrooms, ideal for a growing family, home office, or guest space. Enjoy the privacy and outdoor potential of the large lot, perfect for entertaining, gardening, or relaxing. Conveniently located with easy access to local amenities, this home offers a great combination of space, updates, and value. Priced at $179,900, schedule your showing today Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

5. 2026-04-30
   listed $179,900 Active 883-char remark

   Show marketing remark (883 chars)

   Welcome to this well-maintained 4-bedroom, 1-bath brick home situated on a generous 0.64-acre lot. Offering 1,273 square feet of comfortable living space, this home is perfect for first-time buyers, downsizers, or investors. Recent updates provide peace of mind and modern appeal, including a brand-new roof, updated kitchen with new appliances, and updated flooring in most areas of the home. The flexible floor plan features four bedrooms, ideal for a growing family, home office, or guest space. Enjoy the privacy and outdoor potential of the large lot, perfect for entertaining, gardening, or relaxing. Conveniently located with easy access to local amenities, this home offers a great combination of space, updates, and value. Priced at $179,900, schedule your showing today Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

6. 2026-04-30
   listed $179,900 Active

   Show marketing remark (883 chars)

   Welcome to this well-maintained 4-bedroom, 1-bath brick home situated on a generous 0.64-acre lot. Offering 1,273 square feet of comfortable living space, this home is perfect for first-time buyers, downsizers, or investors. Recent updates provide peace of mind and modern appeal, including a brand-new roof, updated kitchen with new appliances, and updated flooring in most areas of the home. The flexible floor plan features four bedrooms, ideal for a growing family, home office, or guest space. Enjoy the privacy and outdoor potential of the large lot, perfect for entertaining, gardening, or relaxing. Conveniently located with easy access to local amenities, this home offers a great combination of space, updates, and value. Priced at $179,900, schedule your showing today Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

7. 1995-12-01
   soldstatus $65,000
8. 1995-06-01
   soldstatus $85,935

ⓘ 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: $1,945 · $162/mo
• Projected year-2 tax: $1,945 · $162/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 5/10 Major
• 🌡 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: $18,778
• − Mortgage interest: −$10,077
• − Property taxes: −$1,945
• − Insurance: −$900
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$5,233
• Taxable loss: −$2,382
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $1,240/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)

No district data.

Livability — Orangeburg

• Score: 54/100
• State rank: #324
• US rank: #23942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orangeburg County · 15,135 people
• City population: 15,135
• Metro: Orangeburg, SC
• Population (ZIP): 15,135
• Household income: $64,167
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 253.0

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 28% Hispanic / Latino 5% Asian 2% Two or more races 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Arabic 1%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.45%
• Current HPI: 176.0101
• Rent YoY: —
• Metro: Orangeburg, 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

+109.3% since first listed

6 events — show timeline

• 2026-05-22 Pending — Consolidated MLS
• 2026-05-22 Pending — Charleston Trident MLS
• 2026-04-30 Listed $179,900 Charleston Trident MLS
• 2026-04-30 Listed $179,900 Consolidated MLS
• 1995-12-01 Sold (Public Records) $65,000 Public Records
• 1995-06-01 Sold (Public Records) $85,935 Public Records

Property tax history

+2.9%/yr

Latest (2024): $1,945 · +19.3% YoY. Source: county tax records.