60 Savannah Rd · Ashwood, SC 29010

$99,000

4 bd · 3.0 ba · 2,235 sqft · SingleFamily public records · 7 Days on market

Built 1964 2.00 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Nestled on approximately 2.0 acres on Savannah Road, this brick and vinyl ranch offers endless potential for the right buyer. The original portion of the home features a comfortable living room, kitchen, 3 bedrooms, and 2 baths. A spacious addition completed in 2006 added a large Great Room along with an additional bedroom and bath, providing extra space for gathering and entertaining. Enjoy peaceful views from the covered front porch overlooking the front yard and surrounding acreage. With a little vision and rehabilitation, this property has lots of potential. Property is being sold “as is. ” Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may a

Key facts

• Covered front porch
• Peaceful views
• Spacious addition

Tags

• COVERED FRONT PORCH
• SPACIOUS ADDITION
• PEACEFUL VIEWS
• SURROUNDING ACREAGE

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Partial brick exterior above foundation; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing range
• Bedrooms: Main-level master bedroom with private bath and separate shower; Main-level bedroom 2 with shared bath and hardwood floors; Main-level bedroom 3 with shared bath and hardwood floors; Main-level bedroom 4 with shared bath and other flooring
• Flooring: Hardwood floors in bedrooms 2 and 3; Other flooring in bedroom 4
• Bathrooms: Three full bathrooms
• Heating & cooling: Heat pump serving the first level; Central cooling
• Interior features: Ceiling fan; Free-standing range; Dishwasher
• Laundry & utility: Main-level washer/dryer; Unheated laundry space

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lee 01 (rural): math 10% / reading 23% proficiency, ranked #78 of 80 in SC (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $506 of equity ($684 loan paydown + $-178 appreciation (-0.2% local appreciation)).
• Lee County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1964 — 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. 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: 1.27% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.06%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.56×
• Total profit: $15,509
• Equity at exit: $27,860

10-year hold

• IRR: 16.8%
• Equity multiple: 2.82×
• Total profit: $50,400
• Equity at exit: $32,790

Cash invested: $27,720 (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 29010

• Home prices YoY: -0.1%
• Active inventory: 28
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $302

Break-even live

Break-even rent $877

Max offer price $99,000

Occupancy floor 71%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   statusdays on market $99,000 Pending 7 DOM
2. 2026-06-05
   days on market $99,000 Active 5 DOM
3. 2026-06-02
   days on market $99,000 Active 3 DOM
4. 2026-06-01
   days on market $99,000 Active 2 DOM
5. 2026-05-30
   remarks 687-char remark
6. 2026-05-30
   listed $99,000 Active 1 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: $1,589 · $132/mo
• Projected year-2 tax: $1,589 · $132/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,106
• − Mortgage interest: −$5,546
• − Property taxes: −$1,589
• − Insurance: −$495
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$2,880
• Taxable income: $2,180
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $3,097/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: Lee 01
• NCES district ID: 4502670
• Math proficiency: 10% ▼ -8.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $28,700
• Composite: 12.93/100
• National rank: #9583
• State rank: #78 of 80 in SC

Livability — Ashwood

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,564

Population outlook (Lee County) Hauer SSP2

• Today (2025): 15,822 people
• By 2030: 14,703 · -7.1%
• By 2040: 12,434 · -21.4%
• By 2050: 10,603 · -33.0%
• By 2075: 8,103 · -48.8%
• By 2100: 6,932 · -56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (61%)
• Race & ethnicity: Black 61% White 35% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Lee

• 2024 margin: D (+17.7) · D 55.8% · R 38.1% · Other 6.1%
• 2008→2024 swing: -13.9pp toward R · 2008: 31.5pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+27.5 2016: D+29.4 2012: D+35.3 2008: D+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.18%
• Current HPI: 120.6432
• 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

1 event — show timeline

• 2026-05-30 Listed $99,000 Consolidated MLS

Property tax history

+25.5%/yr

Latest (2025): $1,589 · +3.6% YoY. Source: county tax records.