692 Murray Rd · Orangeburg, SC 29115

$75,000

1 bd · 0.5 ba · 4,138 sqft · SingleFamily · 127 Days on market

Built 1959 Poor condition 0.41 ac lot ↓ 43% since listing

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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
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained facility features open warehouse floor space, high ceilings, and convenient loading options designed to support efficient operations. Key highlights include:4,138 sq. ft. of functional warehouse spaceProximity to the airport, major highways, and commercial corridors--ideal for air-freight-related businessesDrive-in loadingClear, open layout allowing flexible racking, production flow, or storage configurationsAmple on-site parking for staff and commercial vehiclesSecure, easily accessible location suited for fast-turn logistics and regional distributionZoned for industrial, commercial and res. uses

Key facts

• Commercial corridors
• High ceilings
• Major highways

Tags

• OPEN WAREHOUSE FLOOR SPACE
• HIGH CEILINGS
• CONVENIENT LOADING OPTIONS
• PROXIMITY TO THE AIRPORT
• MAJOR HIGHWAYS
• COMMERCIAL CORRIDORS

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family detached residence
• Exterior features: Lot between 0.5 and 1 acre; Workshop on the property; No subdivision (rural setting)

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 bathroom (including a half bath)
• Interior features: No additional interior features listed

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: Mellichamp Elementary (math 34%, 204 students, 100% FRL); Robert E. Howard Middle (math 10%, 396 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 226 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.66% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.62%
• DSCR: 2.18
• GRM: 5.0

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: 20.5%
• Equity multiple: 1.84×
• Total profit: $17,537
• Equity at exit: $11,183

10-year hold

• IRR: 28.7%
• Equity multiple: 3.55×
• Total profit: $53,554
• Equity at exit: $6,485

Cash invested: $21,000 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $466

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 58%

Sensitivity live

Price	-10% $518	-5% $492	+0% $466	+5% $440	+10% $414
Rent	-10% $367	-5% $417	+0% $466	+5% $515	+10% $564
Rate	-1.0pp $504	-0.5pp $485	base $466	+0.5pp $446	+1.0pp $427

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $75,000 Active 127 DOM
2. 2026-06-18
   days on market $75,000 Active 126 DOM
3. 2026-06-17
   days on market $75,000 Active 125 DOM
4. 2026-06-16
   days on market $75,000 Active 124 DOM
5. 2026-06-15
   days on market $75,000 Active 123 DOM
6. 2026-06-14
   days on market $75,000 Active 121 DOM
7. 2026-06-12
   days on market $75,000 Active 120 DOM
8. 2026-06-09
   pricedays on market $75,000 Active 117 DOM
9. 2026-06-08
   days on market $85,000 Active 116 DOM
10. 2026-06-07
    days on market $85,000 Active 115 DOM
11. 2026-06-07
    days on market $85,000 Active 114 DOM
12. 2026-06-04
    days on market $85,000 Active 111 DOM
13. 2026-06-02
    days on market $85,000 Active 110 DOM
14. 2026-06-01
    days on market $85,000 Active 109 DOM
15. 2026-05-31
    days on market $85,000 Active 108 DOM
16. 2026-05-31
    days on market $85,000 Active 107 DOM
17. 2026-04-20
    price $85,000
18. 2026-03-17
    price $115,000
19. 2026-02-11
    listed $150,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,949
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$2,182
• Taxable income: $4,675
• Est. tax owed @ 24.0%: −$1,122
• After-tax cash flow: $4,468/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to modern standards, significantly improving its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Severe wear
• Major Kitchen countertops — Worn and damaged
• Major Exterior siding — Weathered and exposed
• Major Flooring — Worn and uneven
• Major Interior walls — Exposed beams and peeling paint
• Major HVAC system — Exposed ducts and no appliances

Value-add opportunities

• Resale New kitchen cabinets and countertops — Modernizes the space and improves functionality
• Resale New exterior siding and paint — Enhances curb appeal and durability
• Both New flooring — Improves comfort and aesthetics
• Both Paint interior walls and ceiling — Enhances aesthetics and creates a more inviting space
• Both New HVAC system — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear	Major	$15,000–50,000
Kitchen countertops · Worn and damaged	Major	$15,000–50,000
Exterior siding · Weathered and exposed	Major	$15,000–50,000
Flooring · Worn and uneven	Major	$15,000–50,000
Interior walls · Exposed beams and peeling paint	Major	$15,000–50,000
HVAC system · Exposed ducts and no appliances	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale New kitchen cabinets and countertops — Modernizes the space and improves functionality ↑
• Resale New exterior siding and paint — Enhances curb appeal and durability ↑
• Both New flooring — Improves comfort and aesthetics ↑
• Both Paint interior walls and ceiling — Enhances aesthetics and creates a more inviting space ↑
• Both New HVAC system — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Orangeburg, SC
• City population: 15,135
• Population (ZIP): 27,179

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -56.65%
• Current HPI: 150.823
• 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

-43.3% since first listed

3 events — show timeline

• 2026-04-20 Price Changed $85,000 Charleston Trident MLS
• 2026-03-17 Price Changed $115,000 Charleston Trident MLS
• 2026-02-11 Listed $150,000 Charleston Trident MLS