802 Society Ave · North Hartsville, SC 29550

$94,000

3 bd · 1.0 ba · 1,265 sqft · Other public records · 67 Days on market

Built 1947 0.30 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in Hartsville! 802 Society Ave offers strong potential for investors or buyers looking to add value. With a functional layout, ample lot size, and a desirable location, this property is ready for your vision. Whether you're looking to renovate, rent, or reside, this home checks the boxes.

Key facts

• Ample lot size
• Desirable location
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• AMPLE LOT SIZE
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Lot size approximately 0.3 acres

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Approximately 1,265 above-grade finished area
• Construction: Brick veneer construction; Shingle roof
• Exterior features: Storage; Porch (screened)

Interior

• Kitchen: Range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $94k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $88k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 3.4% in North Hartsville — 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 62/100 on livability (#190 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Hartsville Elementary (math 46% / reading 37%, grade F, #269 of 597 statewide, top 46%, 527 students, 100% FRL); Hartsville Middle (math 23% / reading 31%, grade F, #153 of 229 statewide, top 68%, 921 students, 100% FRL); Hartsville High (math 42% / reading 80%, grade C+, #105 of 196 statewide, top 54%, 1,133 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 156 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 195 units permitted in Darlington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Darlington County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago 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 $79k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $88,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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. 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: 1.81% ✓
• Cap rate: 16.16%
• Cash-on-cash: 35.24%
• DSCR: 2.57
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.8%
• Equity multiple: 2.29×
• Total profit: $33,977
• Equity at exit: $14,016

10-year hold

• IRR: 38.0%
• Equity multiple: 4.53×
• Total profit: $92,887
• Equity at exit: $8,127

Cash invested: $26,320 (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 29550

• Home prices YoY: -22.3%
• Active inventory: 156
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $773

Break-even live

Break-even rent $722

Max offer price $94,000

Occupancy floor 50%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Ousleydale Rd Hartsville, SC	3.0	2.0	1150	$1,700	$1.48	23d	1	0.75mi

Listing history 25 events

1. 2026-06-19
   days on market $94,000 Active 67 DOM
2. 2026-06-18
   days on market $94,000 Active 66 DOM
3. 2026-06-17
   days on market $94,000 Active 65 DOM
4. 2026-06-16
   days on market $94,000 Active 64 DOM
5. 2026-06-15
   days on market $94,000 Active 63 DOM
6. 2026-06-14
   days on market $94,000 Active 61 DOM
7. 2026-06-13
   pricedays on market $94,000 Active 60 DOM
8. 2026-06-10
   days on market $95,000 Active 58 DOM
9. 2026-06-09
   days on market $95,000 Active 57 DOM
10. 2026-06-08
    days on market $95,000 Active 56 DOM
11. 2026-06-07
    days on market $95,000 Active 55 DOM
12. 2026-06-05
    days on market $95,000 Active 52 DOM
13. 2026-06-03
    days on market $95,000 Active 51 DOM
14. 2026-06-02
    days on market $95,000 Active 50 DOM
15. 2026-06-01
    days on market $95,000 Active 49 DOM
16. 2026-05-31
    days on market $95,000 Active 48 DOM
17. 2026-05-30
    days on market $95,000 Active 47 DOM
18. 2026-04-13
    listed $95,000 Active
19. 2025-03-06
    price $108,000
20. 2025-02-18
    price $119,000
21. 2025-02-01
    listed $124,000 Active
22. 2024-06-19
    listed $102,500 Active
23. 2022-07-15
    soldstatus
24. 2022-07-15
    soldstatus $79,000
25. 2021-10-25
    listed $79,000

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $536 · $45/mo
• Expected delta: +$81/yr (+$7/mo · 17.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,400
• − Mortgage interest: −$5,265
• − Property taxes: −$455
• − Insurance: −$470
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$2,735
• Taxable income: $8,211
• Est. tax owed @ 24.0%: −$1,971
• After-tax cash flow: $7,305/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: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 of 80 in SC

Livability — North Hartsville

• Score: 62/100
• State rank: #190
• US rank: #16507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Hartsville, SC
• Population (ZIP): 30,198

Population outlook (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 31% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 3% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.03%
• Current HPI: 219.996
• 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

+20.3% since first listed

8 events — show timeline

• 2026-04-13 Listed $95,000 RAGPD
• 2025-03-06 Price Changed $108,000 RAGPD
• 2025-02-18 Price Changed $119,000 RAGPD
• 2025-02-01 Listed $124,000 RAGPD
• 2024-06-19 Listed $102,500 RAGPD
• 2022-07-15 Sold (Public Records) $79,000 Public Records
• 2022-07-15 Sold (MLS) — RAGPD
• 2021-10-25 Listed $79,000 RAGPD

Property tax history

+10.3%/yr

Latest (2025): $455 · +3.9% YoY. Source: county tax records.