323 Railroad Ave · Branchville, SC 29432

$130,000

3 bd · 1.0 ba · 1,251 sqft · SingleFamily public records · 253 Days on market

Built 1900 0.35 ac lot

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Appreciation +6.9/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This high-upside renovation opportunity is packed with potential and primed for impressive returns, boasting an estimated ARV of $200,000. The main home offers solid bones and a spacious layout ready to be transformed into a stunning, modern showpiece with the right vision and updates. Adding even more value, the property includes a separate manufactured home that can be renovated to create additional income, multi-generational living, or resale profit. With multiple improvement paths, expanded living options, and serious equity potential, this is a rare chance to maximize value and build wealth in one smart investment.

Key facts

• 0.35 acre lot
• Built 1900
• Listed 252 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Corner lot
• Construction: Crawlspace foundation
• Exterior features: Wood exterior finish; Paved road access

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air; Gas heat (first level)
• Interior features: Central cooling; Gas heating on first level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/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 $125k (3.6% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#128 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: schools C-, amenities F, commute F.
• Market conditions: 13 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($899 loan paydown + $5k appreciation (3.9% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 30% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; list at $130k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.97×
• Total profit: $35,212
• Equity at exit: $65,115

10-year hold

• IRR: 17.1%
• Equity multiple: 3.72×
• Total profit: $99,145
• Equity at exit: $105,869

Cash invested: $36,400 (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 29432

• Home prices YoY: 2.2%
• Active inventory: 13
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $210

Break-even live

Break-even rent $988

Max offer price $130,000

Occupancy floor 78%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $130,000 Active 253 DOM
2. 2026-06-18
   days on market $130,000 Active 252 DOM
3. 2026-06-17
   days on market $130,000 Active 251 DOM
4. 2026-06-16
   days on market $130,000 Active 250 DOM
5. 2026-06-15
   days on market $130,000 Active 249 DOM
6. 2026-06-14
   days on market $130,000 Active 247 DOM
7. 2026-06-12
   days on market $130,000 Active 246 DOM
8. 2026-06-09
   days on market $130,000 Active 243 DOM
9. 2026-06-08
   days on market $130,000 Active 242 DOM
10. 2026-06-07
    days on market $130,000 Active 241 DOM
11. 2026-06-07
    days on market $130,000 Active 240 DOM
12. 2026-06-04
    days on market $130,000 Active 237 DOM
13. 2026-06-02
    days on market $130,000 Active 236 DOM
14. 2026-06-01
    days on market $130,000 Active 235 DOM
15. 2026-05-31
    days on market $130,000 Active 234 DOM
16. 2026-05-31
    days on market $130,000 Active 233 DOM
17. 2026-02-25
    listed $100,000 Active 627-char remark

    Show marketing remark (627 chars)

    This high-upside renovation opportunity is packed with potential and primed for impressive returns, boasting an estimated ARV of $200,000. The main home offers solid bones and a spacious layout ready to be transformed into a stunning, modern showpiece with the right vision and updates. Adding even more value, the property includes a separate manufactured home that can be renovated to create additional income, multi-generational living, or resale profit. With multiple improvement paths, expanded living options, and serious equity potential, this is a rare chance to maximize value and build wealth in one smart investment.

18. 2025-09-24
    listed $130,000 Active
19. 2007-03-14
    soldstatus $50,000
20. 2001-12-10
    soldstatus $13,715

ⓘ 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: $535 · $45/mo
• Projected year-2 tax: $741 · $62/mo
• Expected delta: +$206/yr (+$17/mo · 38.4%)

ⓘ 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 · 17 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: $15,038
• − Mortgage interest: −$7,282
• − Property taxes: −$535
• − Insurance: −$650
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,782
• Taxable income: $383
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $2,422/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 — Branchville

• Score: 65/100
• State rank: #128
• US rank: #12447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Branchville, SC
• Population (ZIP): 2,422

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 White (62%)
• Race & ethnicity: White 62% Black 34% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 0%
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 3.89%
• Current HPI: 183.8555
• 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

+629.1% since first listed

4 events — show timeline

• 2026-02-25 Listed $100,000 AMLS
• 2025-09-24 Listed $130,000 Consolidated MLS
• 2007-03-14 Sold (Public Records) $50,000 Public Records
• 2001-12-10 Sold (Public Records) $13,715 Public Records

Property tax history

+3.7%/yr

Latest (2024): $535 · +13.5% YoY. Source: county tax records.