109 Tomahawk Trl · Clarks Hill, SC 29821

$39,900

1 bd · 1.0 ba · 1,150 sqft · SingleFamily · 38 Days on market

Built 1970 Fair condition 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
• Appreciation +7.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +1.8/5.0
• Schools +1.6/10.0

Listing remarks

Investment Opportunity! Property being sold AS-IS. Property is ready for some to give some TLC. Great for someone with vision for their own quiet property to get away! Minutes from Clarks Hill lake and the Savannah river.

Key facts

• Clarks hill lake
• Savannah river
• 0.3 acre lot

Tags

• CLARKS HILL LAKE
• SAVANNAH RIVER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 36/100 on livability (#394 in SC) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Mccormick 01 (rural): math 14% / reading 23% proficiency, ranked #73 of 80 in SC (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mccormick Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 241 students, 100% FRL); Mccormick Middle (math 12% / reading 17%, grade F, #204 of 229 statewide, top 89%, 153 students, 100% FRL); Mccormick High (math 15% / reading 74%, grade D-, #165 of 196 statewide, top 84%, 188 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 28 active listings in the ZIP; 141 units permitted in McCormick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($276 loan paydown + $2k appreciation (5.0% local appreciation)).
• McCormick County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.46% ✓
• Cap rate: 21.34%
• Cash-on-cash: 53.75%
• DSCR: 3.39
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.0%
• Equity multiple: 4.67×
• Total profit: $40,983
• Equity at exit: $22,503

10-year hold

• IRR: 58.9%
• Equity multiple: 9.63×
• Total profit: $96,419
• Equity at exit: $38,748

Cash invested: $11,172 (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 29821

• Home prices YoY: 2.7%
• Active inventory: 28
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $500

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 44%

Sensitivity live

Price	-10% $528	-5% $514	+0% $500	+5% $487	+10% $473
Rent	-10% $423	-5% $462	+0% $500	+5% $539	+10% $578
Rate	-1.0pp $521	-0.5pp $511	base $500	+0.5pp $490	+1.0pp $480

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $39,900 Active 38 DOM
2. 2026-06-17
   days on market $39,900 Active 37 DOM
3. 2026-06-16
   days on market $39,900 Active 36 DOM
4. 2026-06-15
   days on market $39,900 Active 35 DOM
5. 2026-06-14
   days on market $39,900 Active 33 DOM
6. 2026-06-10
   days on market $39,900 Active 30 DOM
7. 2026-06-09
   days on market $39,900 Active 29 DOM
8. 2026-06-08
   days on market $39,900 Active 28 DOM
9. 2026-06-07
   days on market $39,900 Active 27 DOM
10. 2026-06-05
    days on market $39,900 Active 24 DOM
11. 2026-06-03
    days on market $39,900 Active 23 DOM
12. 2026-06-02
    days on market $39,900 Active 22 DOM
13. 2026-06-01
    days on market $39,900 Active 21 DOM
14. 2026-05-31
    days on market $39,900 Active 20 DOM
15. 2026-05-30
    days on market $39,900 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-03-25
    price $39,900
18. 2025-08-15
    listed $54,900 Active
19. 2025-08-15
    listed $39,900 Active
20. 2024-07-24
    price $39,000
21. 2024-07-08
    price $33,500
22. 2024-06-29
    price $39,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $11,790
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$1,161
• Taxable income: $5,710
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $4,635/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 · 10 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including structural repairs and updates to the kitchen and windows, to improve its condition and value.

Repairs flagged

• Major Exposed ceiling in kitchen and bath — Structural damage
• Major Missing cabinets in kitchen — Functionality lost
• Major Missing fixtures in bath — Functionality lost
• Major Exposed subflooring — Structural damage

Value-add opportunities

• Both Painting and updating kitchen cabinets — Enhances curb appeal and functionality
• Both Reframing and updating windows — Enhances curb appeal and natural light
• Both Reframing and updating roof — Enhances structural integrity and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed ceiling in kitchen and bath · Structural damage	Major	$15,000–50,000
Missing cabinets in kitchen · Functionality lost	Major	$15,000–50,000
Missing fixtures in bath · Functionality lost	Major	$15,000–50,000
Exposed subflooring · Structural damage	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Enhances curb appeal and functionality ↑
• Both Reframing and updating windows — Enhances curb appeal and natural light ↑
• Both Reframing and updating roof — Enhances structural integrity and curb appeal ↑

ⓘ 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)

• District: Mccormick 01
• NCES district ID: 4503000
• Math proficiency: 14% ▼ -6.00%
• Reading proficiency: 23% ▲ 1.00%
• Median HH income: $38,503
• Composite: 15.54/100
• National rank: #9299
• State rank: #73 of 80 in SC

Livability — Clarks Hill

• Score: 36/100
• State rank: #394
• US rank: #27659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,245

Population outlook (McCormick County) Hauer SSP2

• Today (2025): 8,487 people
• By 2030: 7,703 · -9.2%
• By 2040: 6,309 · -25.7%
• By 2050: 5,329 · -37.2%
• By 2075: 4,081 · -51.9%
• By 2100: 3,190 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Black 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 6% Serbian 2% Lithuanian 1%
• Foreign-born: 3% · Canada

Political lean MEDSL · McCormick

• 2024 margin: R (+17.1) · D 40.8% · R 57.9% · Other 1.2%
• 2008→2024 swing: -44.7pp toward R · 2008: 27.6pp · 2024: -17.1pp
• All cycles: 2024: R+17.1 2020: R+4.8 2016: R+3.3 2012: D+3.4 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.96%
• Current HPI: 187.5066
• 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

+2.3% since first listed

7 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-25 Price Changed $39,900 Hive MLS
• 2025-08-15 Listed $39,900 Hive MLS
• 2025-08-15 Listed $54,900 Hive MLS
• 2024-07-24 Price Changed $39,000 AMLS
• 2024-07-08 Price Changed $33,500 AMLS
• 2024-06-29 Price Changed $39,000 AMLS