134 Wedgefield Village Rd #36 · Georgetown, SC 29440

$205,000

3 bd · 2.5 ba · 1,455 sqft · Condo · 62 Days on market

Built 1986 $311/mo HOA · 13% of rent

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Why this score? — see what drove the C- 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 +20.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +6.5/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bedroom, 2 1/2 baths end unit in a very sought after golf course community of Wedgefield Plamtation. This unit features granite counter tops, Gas Fireplace, screened in back porch, large front patio, HVAC system replaced 7/29/2019. New laminate flooring in the 1st Bedroom and Great Room 7/11/2019. With your HOA fees you get a swimming pool and if your into boating or fishing there's a landing with docks into the pristine Black River which leads to the ICW. No more mowing HOA takes can of that! Wedgefield Plantation is minutes away from downtown Georgetown with its fine dining and great shopping. Pawleys Island with its white sand beaches is just a short drive. Historic Charleston and Myrtle Beach are less than an hours distance.

Key facts

• Community boat ramp
• Updated countertops
• Designated parking

Tags

• GLASSED IN CAROLINA ROOM
• UPDATED COUNTERTOPS
• DESIGNATED PARKING
• COMMUNITY BOAT RAMP
• DAY DOCK

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $311

Exterior

• Parking: Parking lot
• Home design: Single-story; Entry on level 1; Resale property; Planned Development (PD) zoning
• Construction: Brick veneer construction; Has home warranty
• Exterior features: Parking lot

Interior

• Bedrooms: Two bedrooms on the first level
• Bathrooms: Two full bathrooms; One half bathroom
• Interior features: Furnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.7% in Georgetown — 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 65/100 on livability (#141 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, schools F, crime F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 409 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago 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 $119k; list at $205k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 7.1

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-15,724
• Equity at exit: $30,566

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $9,300
• Equity at exit: $17,725

Cash invested: $57,400 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 409
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,409 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$159 /mo · $1,913/yr
• Insurance: −$85
• HOA: −$311
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $272

Break-even live

Break-even rent $2,064

Max offer price $205,000

Occupancy floor 84%

Sensitivity live

Price	-10% $388	-5% $330	+0% $272	+5% $214	+10% $156
Rent	-10% $82	-5% $177	+0% $272	+5% $367	+10% $462
Rate	-1.0pp $375	-0.5pp $324	base $272	+0.5pp $219	+1.0pp $165

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $311 · $3,732/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $205,000 Active 62 DOM
2. 2026-06-17
   days on market $205,000 Active 61 DOM
3. 2026-06-16
   days on market $205,000 Active 60 DOM
4. 2026-06-15
   days on market $205,000 Active 59 DOM
5. 2026-06-14
   days on market $205,000 Active 57 DOM
6. 2026-06-10
   days on market $205,000 Active 54 DOM
7. 2026-06-09
   days on market $205,000 Active 53 DOM
8. 2026-06-08
   days on market $205,000 Active 52 DOM
9. 2026-06-07
   days on market $205,000 Active 51 DOM
10. 2026-06-03
    days on market $205,000 Active 47 DOM
11. 2026-06-02
    days on market $205,000 Active 46 DOM
12. 2026-06-01
    days on market $205,000 Active 45 DOM
13. 2026-05-31
    days on market $205,000 Active 44 DOM
14. 2026-05-30
    days on market $205,000 Active 43 DOM
15. 2026-04-13
    listed $205,000 Active
16. 2020-06-08
    soldstatus $119,000 Closed 751-char remark

    Show marketing remark (751 chars)

    Beautiful 3 bedroom, 2 1/2 baths end unit in a very sought after golf course community of Wedgefield Plamtation. This unit features granite counter tops, Gas Fireplace, screened in back porch, large front patio, HVAC system replaced 7/29/2019. New laminate flooring in the 1st Bedroom and Great Room 7/11/2019. With your HOA fees you get a swimming pool and if your into boating or fishing there's a landing with docks into the pristine Black River which leads to the ICW. No more mowing HOA takes can of that! Wedgefield Plantation is minutes away from downtown Georgetown with its fine dining and great shopping. Pawleys Island with its white sand beaches is just a short drive. Historic Charleston and Myrtle Beach are less than an hours distance.

17. 2020-05-04
    historical Active Under Contract 751-char remark

    Show marketing remark (751 chars)

    Beautiful 3 bedroom, 2 1/2 baths end unit in a very sought after golf course community of Wedgefield Plamtation. This unit features granite counter tops, Gas Fireplace, screened in back porch, large front patio, HVAC system replaced 7/29/2019. New laminate flooring in the 1st Bedroom and Great Room 7/11/2019. With your HOA fees you get a swimming pool and if your into boating or fishing there's a landing with docks into the pristine Black River which leads to the ICW. No more mowing HOA takes can of that! Wedgefield Plantation is minutes away from downtown Georgetown with its fine dining and great shopping. Pawleys Island with its white sand beaches is just a short drive. Historic Charleston and Myrtle Beach are less than an hours distance.

18. 2020-04-24
    listed $119,000 Active 751-char remark

    Show marketing remark (751 chars)

    Beautiful 3 bedroom, 2 1/2 baths end unit in a very sought after golf course community of Wedgefield Plamtation. This unit features granite counter tops, Gas Fireplace, screened in back porch, large front patio, HVAC system replaced 7/29/2019. New laminate flooring in the 1st Bedroom and Great Room 7/11/2019. With your HOA fees you get a swimming pool and if your into boating or fishing there's a landing with docks into the pristine Black River which leads to the ICW. No more mowing HOA takes can of that! Wedgefield Plantation is minutes away from downtown Georgetown with its fine dining and great shopping. Pawleys Island with its white sand beaches is just a short drive. Historic Charleston and Myrtle Beach are less than an hours distance.

19. 2012-10-12
    soldstatus $78,000 342-char remark

    Show marketing remark (342 chars)

    BEAUTIFUL 3 BDRM, 2 1/2 BATH END UNIT. MANY UPGRADES INCLUDING GRANITE COUNTER TOPS APPLIANCES AND A SCREENED IN PORCH. THIS GOLF COMMUNITY OFFERS POOL, TENNIS, RESTAURANT AND A BOAT LANDING ON THE BLACK RIVER. WEDGEFIELD PLANTATION IS CLOSE HISTORIC GEORGETOWN WITH SHOPPING AND DINING. MAKE YOUR NEW HOME IN BEAUTIFUL WEDGEFIELD PLANTATION.

20. 2012-10-12
    soldstatus $78,000

    Show marketing remark (342 chars)

    BEAUTIFUL 3 BDRM, 2 1/2 BATH END UNIT. MANY UPGRADES INCLUDING GRANITE COUNTER TOPS APPLIANCES AND A SCREENED IN PORCH. THIS GOLF COMMUNITY OFFERS POOL, TENNIS, RESTAURANT AND A BOAT LANDING ON THE BLACK RIVER. WEDGEFIELD PLANTATION IS CLOSE HISTORIC GEORGETOWN WITH SHOPPING AND DINING. MAKE YOUR NEW HOME IN BEAUTIFUL WEDGEFIELD PLANTATION.

21. 2011-12-08
    listed $85,000 342-char remark

    Show marketing remark (342 chars)

    BEAUTIFUL 3 BDRM, 2 1/2 BATH END UNIT. MANY UPGRADES INCLUDING GRANITE COUNTER TOPS APPLIANCES AND A SCREENED IN PORCH. THIS GOLF COMMUNITY OFFERS POOL, TENNIS, RESTAURANT AND A BOAT LANDING ON THE BLACK RIVER. WEDGEFIELD PLANTATION IS CLOSE HISTORIC GEORGETOWN WITH SHOPPING AND DINING. MAKE YOUR NEW HOME IN BEAUTIFUL WEDGEFIELD PLANTATION.

22. 2003-05-30
    soldstatus $88,000
23. 2003-05-29
    soldstatus $88,000
24. 2003-03-17
    listed $92,250

ⓘ 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: $1,913 · $159/mo
• Projected year-2 tax: $1,913 · $159/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,905
• − Mortgage interest: −$11,483
• − Property taxes: −$1,913
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − HOA: −$3,732
• − Depreciation: −$5,964
• Taxable income: $163
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $3,225/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Georgetown

• Score: 65/100
• State rank: #141
• US rank: #13446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• 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

+122.2% since first listed

10 events — show timeline

• 2026-04-13 Listed $205,000 CCAR
• 2020-06-08 Sold (MLS) $119,000 CCAR
• 2020-05-04 Contingent — CCAR
• 2020-04-24 Listed $119,000 CCAR
• 2012-10-12 Sold (Public Records) $78,000 Public Records
• 2012-10-12 Sold (MLS) $78,000 CCAR
• 2011-12-08 Listed $85,000 CCAR
• 2003-05-30 Sold (MLS) $88,000 CCAR
• 2003-05-29 Sold (Public Records) $88,000 Public Records
• 2003-03-17 Listed $92,250 CCAR

Property tax history

+27.0%/yr

Latest (2025): $1,913 · +7.2% YoY. Source: county tax records.