82 Desurrency Ct · Andrews, SC 29440

$239,900

3 bd · 2.0 ba · 1,302 sqft · SingleFamily public records · 187 Days on market

Built 2021 6,534 sqft lot Est $327k · 27% under $44/mo HOA · 2% of rent

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Why this score? — see what drove the C 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The St. John Model is a one level home with 3 BR 2 Bath, 1200+/- heated sq. ft. with an open floor plan that features a spacious and comfortable kitchen overlooking the living room. This home feature includes but are not limited to: Low Maintenance Exterior Vinyl Siding. 30 Yr - Architectural shingles , Low E- Vinyl windows. Open Kitchen with Stainless Steel Appliances, Spacious Bedrooms, 5 ft. walk-in shower in Master Bathroom - cultured marble vanity top in bathrooms. Pictures are of a similar plan model home and are for illustration purposes only. Beverly homes offers home customization and floor plan changes. Georgetown Estates is a premier community conveniently located along HWY 521, easily access both downtown Andrews and the Historic Georgetown, SC. sidewalks wind throughout the community. Huge oaks and beautiful mature trees surround this gorgeous new community. Come experience the beautiful and sweet life that the low country of South Carolina and Georgetown Estates has to offer! Beverly Homes is a equal opportunity Builder.

Key facts

• Keyless entry
• Sliding glass doors
• Large walk-in shower

Tags

• OPEN-CONCEPT LIVING AREA
• HIGH CATHEDRAL CEILINGS
• TRAY CEILINGS
• LARGE WALK-IN SHOWER
• SLIDING GLASS DOORS
• KEYLESS ENTRY

Property features AI

Finance

• Other: Property zoned RE - N100
• HOA & community: Homeowners association with a $44 monthly fee; Association fee includes internet; Association allows owner and tenant golf carts and motorcycles; Pet restrictions apply; Community permits golf carts

Exterior

• Parking: Driveway; 2 parking spaces (total)
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Electricity available; Cable available; Phone available; Underground utilities
• Home design: Single-story home; Vinyl siding; Slab foundation; Resale property
• Construction: Vinyl siding construction; Slab foundation
• Exterior features: Corner lot; Outside city limits; Rectangular lot; Smoke detector(s)

Interior

• Kitchen: Breakfast bar and breakfast area; Stainless steel refrigerator; Range; Microwave; Dishwasher; Disposal; Solid surface counters
• Bedrooms: Primary bedroom on the first floor
• Flooring: Carpet; Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tray ceilings; Ceiling fans; Insulated doors; Main level primary bedroom; Split bedroom floorplan; Separate shower; Walk-in closets; Breakfast bar; Breakfast area; Stainless steel appliances; Solid surface counters; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.6% in Andrews — 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 (#183 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, crime F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 409 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $19k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $151k; list at $240k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 1.01% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $326,802
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Rosewood Dr	0.06mi	3/2.0	1,200 (-8%)	0mo	$216,000	$180	84
69 Rosewood Dr	0.03mi	3/2.0	1,216 (-7%)	8mo	$240,000	$197	81
140 Leadwood St	0.62mi	3/2.0	1,211 (-7%)	2mo	$332,000	$274	58
1814 Georgetown Hwy	0.39mi	3/2.0	1,494 (+15%)	0mo	$375,000	$251	57

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-20,529
• Equity at exit: $35,770

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $5,789
• Equity at exit: $20,742

Cash invested: $67,172 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 409
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,420 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$222 /mo · $2,665/yr
• Insurance: −$100
• HOA: −$44
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $288

Break-even live

Break-even rent $2,056

Max offer price $239,900

Occupancy floor 83%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 22 events

1. 2026-06-18
   days on market $239,900 Active 187 DOM
2. 2026-06-17
   days on market $239,900 Active 186 DOM
3. 2026-06-16
   days on market $239,900 Active 185 DOM
4. 2026-06-15
   days on market $239,900 Active 184 DOM
5. 2026-06-14
   days on market $239,900 Active 182 DOM
6. 2026-06-10
   days on market $239,900 Active 179 DOM
7. 2026-06-09
   days on market $239,900 Active 178 DOM
8. 2026-06-08
   days on market $239,900 Active 177 DOM
9. 2026-06-07
   days on market $239,900 Active 176 DOM
10. 2026-06-03
    days on market $239,900 Active 172 DOM
11. 2026-06-02
    days on market $239,900 Active 171 DOM
12. 2026-06-01
    days on market $239,900 Active 170 DOM
13. 2026-05-31
    days on market $239,900 Active 169 DOM
14. 2026-05-30
    days on market $239,900 Active 168 DOM
15. 2026-03-17
    price $243,000
16. 2026-01-24
    price $249,999
17. 2025-12-13
    listed $259,000 Active
18. 2021-08-18
    soldstatus $150,982 Closed 1053-char remark

    Show marketing remark (1053 chars)

    The St. John Model is a one level home with 3 BR 2 Bath, 1200+/- heated sq. ft. with an open floor plan that features a spacious and comfortable kitchen overlooking the living room. This home feature includes but are not limited to: Low Maintenance Exterior Vinyl Siding. 30 Yr - Architectural shingles , Low E- Vinyl windows. Open Kitchen with Stainless Steel Appliances, Spacious Bedrooms, 5 ft. walk-in shower in Master Bathroom - cultured marble vanity top in bathrooms. Pictures are of a similar plan model home and are for illustration purposes only. Beverly homes offers home customization and floor plan changes. Georgetown Estates is a premier community conveniently located along HWY 521, easily access both downtown Andrews and the Historic Georgetown, SC. sidewalks wind throughout the community. Huge oaks and beautiful mature trees surround this gorgeous new community. Come experience the beautiful and sweet life that the low country of South Carolina and Georgetown Estates has to offer! Beverly Homes is a equal opportunity Builder.

19. 2021-02-11
    historical Active Under Contract 1053-char remark

    Show marketing remark (1053 chars)

    The St. John Model is a one level home with 3 BR 2 Bath, 1200+/- heated sq. ft. with an open floor plan that features a spacious and comfortable kitchen overlooking the living room. This home feature includes but are not limited to: Low Maintenance Exterior Vinyl Siding. 30 Yr - Architectural shingles , Low E- Vinyl windows. Open Kitchen with Stainless Steel Appliances, Spacious Bedrooms, 5 ft. walk-in shower in Master Bathroom - cultured marble vanity top in bathrooms. Pictures are of a similar plan model home and are for illustration purposes only. Beverly homes offers home customization and floor plan changes. Georgetown Estates is a premier community conveniently located along HWY 521, easily access both downtown Andrews and the Historic Georgetown, SC. sidewalks wind throughout the community. Huge oaks and beautiful mature trees surround this gorgeous new community. Come experience the beautiful and sweet life that the low country of South Carolina and Georgetown Estates has to offer! Beverly Homes is a equal opportunity Builder.

20. 2021-02-10
    historical 1053-char remark

    Show marketing remark (1053 chars)

    The St. John Model is a one level home with 3 BR 2 Bath, 1200+/- heated sq. ft. with an open floor plan that features a spacious and comfortable kitchen overlooking the living room. This home feature includes but are not limited to: Low Maintenance Exterior Vinyl Siding. 30 Yr - Architectural shingles , Low E- Vinyl windows. Open Kitchen with Stainless Steel Appliances, Spacious Bedrooms, 5 ft. walk-in shower in Master Bathroom - cultured marble vanity top in bathrooms. Pictures are of a similar plan model home and are for illustration purposes only. Beverly homes offers home customization and floor plan changes. Georgetown Estates is a premier community conveniently located along HWY 521, easily access both downtown Andrews and the Historic Georgetown, SC. sidewalks wind throughout the community. Huge oaks and beautiful mature trees surround this gorgeous new community. Come experience the beautiful and sweet life that the low country of South Carolina and Georgetown Estates has to offer! Beverly Homes is a equal opportunity Builder.

21. 2021-02-10
    listed Active Under Contract 1053-char remark

    Show marketing remark (1053 chars)

    The St. John Model is a one level home with 3 BR 2 Bath, 1200+/- heated sq. ft. with an open floor plan that features a spacious and comfortable kitchen overlooking the living room. This home feature includes but are not limited to: Low Maintenance Exterior Vinyl Siding. 30 Yr - Architectural shingles , Low E- Vinyl windows. Open Kitchen with Stainless Steel Appliances, Spacious Bedrooms, 5 ft. walk-in shower in Master Bathroom - cultured marble vanity top in bathrooms. Pictures are of a similar plan model home and are for illustration purposes only. Beverly homes offers home customization and floor plan changes. Georgetown Estates is a premier community conveniently located along HWY 521, easily access both downtown Andrews and the Historic Georgetown, SC. sidewalks wind throughout the community. Huge oaks and beautiful mature trees surround this gorgeous new community. Come experience the beautiful and sweet life that the low country of South Carolina and Georgetown Estates has to offer! Beverly Homes is a equal opportunity Builder.

22. 2021-02-10
    listed $150,982 1053-char remark

    Show marketing remark (1053 chars)

    The St. John Model is a one level home with 3 BR 2 Bath, 1200+/- heated sq. ft. with an open floor plan that features a spacious and comfortable kitchen overlooking the living room. This home feature includes but are not limited to: Low Maintenance Exterior Vinyl Siding. 30 Yr - Architectural shingles , Low E- Vinyl windows. Open Kitchen with Stainless Steel Appliances, Spacious Bedrooms, 5 ft. walk-in shower in Master Bathroom - cultured marble vanity top in bathrooms. Pictures are of a similar plan model home and are for illustration purposes only. Beverly homes offers home customization and floor plan changes. Georgetown Estates is a premier community conveniently located along HWY 521, easily access both downtown Andrews and the Historic Georgetown, SC. sidewalks wind throughout the community. Huge oaks and beautiful mature trees surround this gorgeous new community. Come experience the beautiful and sweet life that the low country of South Carolina and Georgetown Estates has to offer! Beverly Homes is a equal opportunity Builder.

ⓘ 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: $2,665 · $222/mo
• Projected year-2 tax: $2,665 · $222/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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,041
• − Mortgage interest: −$13,438
• − Property taxes: −$2,665
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − HOA: −$528
• − Depreciation: −$6,979
• Taxable loss: −$415
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $3,553/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Andrews

• Score: 63/100
• State rank: #183
• US rank: #15970

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• 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

+60.9% since first listed

8 events — show timeline

• 2026-03-17 Price Changed $243,000 CCAR
• 2026-01-24 Price Changed $249,999 CCAR
• 2025-12-13 Listed $259,000 CCAR
• 2021-08-18 Sold (MLS) $150,982 CCAR
• 2021-02-11 Contingent — CCAR
• 2021-02-10 Listing Removed — CCAR
• 2021-02-10 Listed — CCAR
• 2021-02-10 Listed $150,982 CCAR

Property tax history

+61.1%/yr

Latest (2025): $2,665 · +7.4% YoY. Source: county tax records.