109 Tomahawk Trl

Clarks Hill, SC 29821

$39,900B

1 bd · 1.0 ba · 1,150 sqft · Built 1970 · SingleFamily · Active · 38 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $982/mo
• Mortgage (P&I): −$209
• Tax + insurance: −$66
• HOA: −$0
• Vac / Maint / Mgmt: −$206
• Net cashflow: $500/mo
• Annual: $6,005/yr
• Cap rate: 21.34%
• Cash-on-cash: 53.75%
• DSCR: 3.39
• 1% rule: 2.46%
• Cash to close: $11,172

Investor read

• This is a 1-bed/1.0-bath single-family listed at $40k. Condition is rated fair.
• 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).
• It's been on market 38 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($276 loan paydown + $2k appreciation (5.0% local appreciation)).
• 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).
• McCormick County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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