1773 Hampton Ave · Fairfax, SC 29827

$140,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 6 Days on market

Built 1955 0.49 ac lot

---

Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Welcome to this 3-bedrooms, 1-bathroom home located in the picturesque Lowcountry of Fairfax, SC. The cozy residence offers a perfect blend of comfort and Southern charm, making it an ideal setting for families or anyone looking to enjoy the tranquility of the Lowcountry lifestyle.

Key facts

• Hot tub
• Mature trees
• 0.49 acre lot

Tags

• HOT TUB
• ABOVE-GROUND SWIMMING POOL
• COVERED OUTDOOR GATHERING AREA
• RAISED-BED GARDENING AREA
• SPACIOUS COVERED CARPORT
• MATURE TREES

Property features AI

Finance

• Other: 18 lots (multi-unit/lot count)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Community/Coop water
• Home design: Single-story; Faces north
• Construction: Brick construction; Asphalt roof
• Exterior features: Above-ground pool; Hot tub / spa; Front porch; Property has a view; Lot approximately 0.49 acre

Interior

• Kitchen: Refrigerator; Stove
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Main level primary; Pull-down attic stairs

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-16 ($-190/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (22.9% below list).
• Recommended offer: $108k (22.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#131 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Allendale 01 (rural): math 14% / reading 25% proficiency, ranked #75 of 80 in SC (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 91% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Allendale-Fairfax Elementary (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 451 students, 100% FRL); Allendale-Fairfax Middle (math 2% / reading 12%, grade F, #228 of 229 statewide, top 100%, 212 students, 100% FRL); Allendale Fairfax High (math 24% / reading 74%, grade D, #151 of 196 statewide, top 79%, 311 students, 100% FRL).
• Market conditions: 12 active listings in the ZIP; 8 units permitted in Allendale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($968 loan paydown + $2k appreciation (1.7% local appreciation)).
• Allendale County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $55k; list at $140k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,928 (22.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.17×
• Total profit: $6,731
• Equity at exit: $53,287

10-year hold

• IRR: 7.2%
• Equity multiple: 1.95×
• Total profit: $37,236
• Equity at exit: $75,276

Cash invested: $39,200 (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 29827

• Home prices YoY: 1.3%
• Active inventory: 12
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-16

Break-even live

Break-even rent $1,099

Max offer price $137,210

Occupancy floor 96%

Sensitivity live

Price	-10% $63	-5% $24	+0% $-16	+5% $-55	+10% $-95
Rent	-10% $-101	-5% $-58	+0% $-16	+5% $27	+10% $69
Rate	-1.0pp $55	-0.5pp $20	base $-16	+0.5pp $-52	+1.0pp $-89

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-09
   days on market $140,000 Active 6 DOM
2. 2026-06-08
   days on market $140,000 Active 5 DOM
3. 2026-06-08
   days on market $140,000 Active 4 DOM
4. 2026-06-07
   days on market $140,000 Active 3 DOM
5. 2026-06-04
   remarks 683-char remark
6. 2026-06-04
   listed $140,000 Active 1 DOM

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $911 · $76/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 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: $12,951
• − Mortgage interest: −$7,842
• − Property taxes: −$911
• − Insurance: −$700
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$4,073
• Taxable loss: −$2,647
• Est. tax savings @ 24.0%: +$635
• After-tax cash flow: $446/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: Allendale 01
• NCES district ID: 4500750
• Math proficiency: 14% ▼ -10.00%
• Reading proficiency: 25% ▲ 4.00%
• Median HH income: $24,563
• Composite: 15.03/100
• National rank: #9355
• State rank: #75 of 80 in SC

Livability — Fairfax

• Score: 65/100
• State rank: #131
• US rank: #12919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfax, SC
• City population: 3,792
• Population (ZIP): 3,792

Population outlook (Allendale County) Hauer SSP2

• Today (2025): 8,154 people
• By 2030: 7,487 · -8.2%
• By 2040: 6,216 · -23.8%
• By 2050: 5,277 · -35.3%
• By 2075: 3,993 · -51.0%
• By 2100: 3,427 · -58.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Hispanic / Latino 5% Two or more races 3% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Allendale

• 2024 margin: Solid D (+44.7) · D 71.6% · R 26.9% · Other 1.5%
• 2008→2024 swing: -7.0pp toward R · 2008: 51.7pp · 2024: 44.7pp
• All cycles: 2024: D+44.7 2020: D+52.4 2016: D+54.1 2012: D+57.3 2008: D+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.74%
• Current HPI: 137.5866
• 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

+154.5% since first listed

9 events — show timeline

• 2026-06-04 Listed $140,000 RSMLS
• 2025-06-30 Sold (MLS) $55,000 LRMLS
• 2025-06-30 Sold (MLS) $55,000 RSMLS
• 2025-06-02 Pending — LRMLS
• 2025-05-30 Pending — RSMLS
• 2025-05-30 Relisted — RSMLS
• 2025-05-30 Listed $55,000 LRMLS
• 2025-04-13 Pending — RSMLS
• 2025-04-10 Listed $55,000 RSMLS

Property tax history

+1.1%/yr

Latest (2025): $911 · +9.2% YoY. Source: county tax records.