586 Dragstrip Rd · Orangeburg, SC 29107

$89,900

3 bd · 1.5 ba · 1,511 sqft · SingleFamily public records · 73 Days on market

Built 1979 0.69 ac lot ↓ 9% 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Home needs work. Lot has been increased to extend backyard.

Key facts

• Extend backyard
• 0.69 acre lot
• Parking

Tags

• EXTEND BACKYARD

Property features AI

Exterior

• Parking: 1-car carport
• Utilities: Septic tank; Served by Department of Public Utilities
• Home design: Single-family detached residential home; One level
• Construction: Asbestos shingle roof
• Exterior features: Storage structure; No other outbuildings noted

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms; Primary bedroom with ceiling fan(s)
• Flooring: Carpet; Vinyl
• Bathrooms: 1.5 bathrooms
• Interior features: Eat-in kitchen; Family room
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Edisto Primary (554 students, 100% FRL); Carver Edisto Middle (math 12%, 515 students, 100% FRL); Edisto High (math 24%, 677 students, 100% FRL).
• Market conditions: 19 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 $3k of equity ($622 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 73 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1979 — 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. 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.40%
• DSCR: 1.60
• GRM: 6.6

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: 20.1%
• Equity multiple: 2.14×
• Total profit: $28,752
• Equity at exit: $40,423

10-year hold

• IRR: 21.3%
• Equity multiple: 4.07×
• Total profit: $77,289
• Equity at exit: $62,297

Cash invested: $25,172 (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 29107

• Active inventory: 19
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $281

Break-even live

Break-even rent $780

Max offer price $89,900

Occupancy floor 70%

Sensitivity live

Price	-10% $332	-5% $307	+0% $281	+5% $256	+10% $230
Rent	-10% $191	-5% $236	+0% $281	+5% $326	+10% $371
Rate	-1.0pp $326	-0.5pp $304	base $281	+0.5pp $258	+1.0pp $234

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $89,900 Active 73 DOM
2. 2026-06-18
   days on market $89,900 Active 72 DOM
3. 2026-06-17
   days on market $89,900 Active 71 DOM
4. 2026-06-16
   pricedays on market $89,900 Active 70 DOM
5. 2026-06-15
   days on market $99,900 Active 69 DOM
6. 2026-06-14
   days on market $99,900 Active 67 DOM
7. 2026-06-12
   days on market $99,900 Active 66 DOM
8. 2026-06-09
   days on market $99,900 Active 63 DOM
9. 2026-06-08
   days on market $99,900 Active 62 DOM
10. 2026-06-07
    days on market $99,900 Active 61 DOM
11. 2026-06-07
    days on market $99,900 Active 60 DOM
12. 2026-06-04
    days on market $99,900 Active 57 DOM
13. 2026-06-02
    days on market $99,900 Active 56 DOM
14. 2026-06-01
    days on market $99,900 Active 55 DOM
15. 2026-05-31
    days on market $99,900 Active 54 DOM
16. 2026-05-31
    days on market $99,900 Active 53 DOM
17. 2026-05-11
    price $99,900
18. 2026-04-07
    listed $110,000 Active

ⓘ 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: $1,287 · $107/mo
• Projected year-2 tax: $1,287 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 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: $13,631
• − Mortgage interest: −$5,036
• − Property taxes: −$1,287
• − Insurance: −$450
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,615
• Taxable income: $2,062
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $2,879/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 — 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

• City population: 15,135
• Population (ZIP): 2,695

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 White (67%)
• Race & ethnicity: White 67% Black 28% Two or more races 2% Asian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Arabic 1% Tagalog/Filipino 1% Spanish 1%

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: —
• Current HPI: —
• 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

-9.2% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $99,900 Charleston Trident MLS
• 2026-04-07 Listed $110,000 Charleston Trident MLS

Property tax history

+1.8%/yr

Latest (2024): $1,287 · +14.1% YoY. Source: county tax records.