295 Dorn St · Westminster, SC 29693

$165,000

4 bd · 2.0 ba · 1,753 sqft · SingleFamily public records · 20 Days on market

Built 1947 0.64 ac lot Est $247k · 33% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.5/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of Westminster, SC, this charming, inviting home spans over 1,700 square feet and is set on a beautiful picturesque 0.64-acre lot. With its inviting atmosphere and spacious layout, it is perfect for families or those seeking a serene retreat. Residents can enjoy the convenience of being just minutes away from a diverse array of shopping options and delicious restaurants, catering to every palate. For outdoor enthusiasts, the area offers excellent waterfall hiking trails and exhilarating rafting opportunities, making it easy to embrace nature. Additionally, with Greenville International Airport just an hour's drive, travel is simple and straightforward, making this home an ideal choice for those seeking a balance of tranquility and accessibility. This home truly embodies a harmonious blend of comfort and accessibility, making it an ideal choice for anyone looking to enjoy the best Oconee County in this truly welcoming home. This property is a Sell-As-Is.

Key facts

• 0.64-acre lot
• 0.64 acre lot
• Garage

Tags

• 0.64-ACRE LOT
• WATERFALL HIKING TRAILS
• RAFTING OPPORTUNITIES

Property features AI

Finance

• Other: Lead-based paint and residential property disclosures required
• HOA & community: No HOA fees

Exterior

• Parking: Detached 1-car garage; Gravel driveway; Detached carport
• Utilities: Public water; Public sewer; Electric power
• Home design: Single-story residence; Approximately 50+ years old; Outbuilding for additional storage
• Construction: Architectural roof; Crawl space foundation
• Exterior features: In-ground pool; Level lot with some trees; Vinyl siding

Interior

• Kitchen: Kitchen approximately 13 x 15; Appliances included: Dishwasher, Refrigerator, Electric Oven, Electric Range
• Bedrooms: Four bedrooms on the main level; Primary bedroom with full bath and garden tub; Bedroom sizes approximately: Primary 12 x 14; 2nd 13 x 12; 3rd 14 x 15; 4th 13 x 16
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating; Electric cooling; Electric water heater
• Interior features: Smoke detector; Attic
• Laundry & utility: Main-level laundry with walk-in area; Washer connection and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.0% in Westminster — 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 (#137 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B; Watch: amenities F, commute F, employment F.
• Oconee 01 (rural): math 41% / reading 47% proficiency, ranked #27 of 80 in SC (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Westminster Elementary (math 42% / reading 37%, grade F, #295 of 597 statewide, top 50%, 377 students, 81% FRL) — zoned schools average 81% FRL vs 50% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 306 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 648 units permitted in Oconee County in 2024 (40 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $22k; list at $165k implies a 653% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $247,173
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 B St	0.11mi	3/2.0 (-1)	1,551 (-12%)	23mo	$219,000	$141	51
103 Bermuda St	0.41mi	3/1.5 (-1)	1,630 (-7%)	22mo	$95,000	$58	44
111 James St	0.48mi	4/2.5	1,590 (-9%)	21mo	$215,000	$135	43
304 N Isundega St	0.69mi	3/1.5 (-1)	1,552 (-12%)	3mo	$257,000	$166	40
224 Earl Holcombe Dr	0.72mi	3/2.0 (-1)	1,886 (+8%)	17mo	$278,000	$147	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,373
• Equity at exit: $24,602

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $41,597
• Equity at exit: $14,266

Cash invested: $46,200 (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 29693

• Active inventory: 306
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$94 /mo · $1,123/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $473

Break-even live

Break-even rent $1,301

Max offer price $165,000

Occupancy floor 70%

Sensitivity live

Price	-10% $567	-5% $520	+0% $473	+5% $427	+10% $380
Rent	-10% $323	-5% $398	+0% $473	+5% $548	+10% $623
Rate	-1.0pp $556	-0.5pp $515	base $473	+0.5pp $431	+1.0pp $387

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Retreat St Westminster, SC	3.0	3.5	2200	$1,900	$0.86	12d	1	0.87mi

Listing history 33 events

1. 2026-06-18
   days on market $165,000 Active 20 DOM
2. 2026-06-17
   days on market $165,000 Active 19 DOM
3. 2026-06-16
   days on market $165,000 Active 18 DOM
4. 2026-06-15
   days on market $165,000 Active 17 DOM
5. 2026-06-13
   days on market $165,000 Active 15 DOM
6. 2026-06-10
   days on market $165,000 Active 12 DOM
7. 2026-06-09
   days on market $165,000 Active 11 DOM
8. 2026-06-08
   days on market $165,000 Active 10 DOM
9. 2026-06-07
   days on market $165,000 Active 9 DOM
10. 2026-06-05
    days on market $165,000 Active 6 DOM
11. 2026-06-03
    days on market $165,000 Active 5 DOM
12. 2026-06-03
    days on market $165,000 Active 4 DOM
13. 2026-06-01
    days on market $165,000 Active 3 DOM
14. 2026-05-31
    days on market $165,000 Active 2 DOM
15. 2026-03-21
    price $165,000
16. 2026-03-20
    status Active
17. 2026-03-19
    listed $165,000 Active 988-char remark

    Show marketing remark (988 chars)

    Nestled in the heart of Westminster, SC, this charming, inviting home spans over 1,700 square feet and is set on a beautiful picturesque 0.64-acre lot. With its inviting atmosphere and spacious layout, it is perfect for families or those seeking a serene retreat. Residents can enjoy the convenience of being just minutes away from a diverse array of shopping options and delicious restaurants, catering to every palate. For outdoor enthusiasts, the area offers excellent waterfall hiking trails and exhilarating rafting opportunities, making it easy to embrace nature. Additionally, with Greenville International Airport just an hour's drive, travel is simple and straightforward, making this home an ideal choice for those seeking a balance of tranquility and accessibility. This home truly embodies a harmonious blend of comfort and accessibility, making it an ideal choice for anyone looking to enjoy the best Oconee County in this truly welcoming home. This property is a Sell-As-Is.

18. 2026-03-10
    historical
19. 2026-03-10
    historical
20. 2025-11-14
    price $189,900
21. 2025-11-14
    price $189,900
22. 2025-10-03
    price $200,000
23. 2025-10-03
    price $200,000
24. 2025-07-28
    price $220,000
25. 2025-07-28
    price $220,000
26. 2025-07-01
    price $240,000
27. 2025-07-01
    price $240,000
28. 2025-06-07
    price $248,000
29. 2025-06-06
    listed $248,000 Active
30. 2025-06-06
    listed $2,480,000 Active
31. 2009-09-28
    soldstatus $21,900
32. 2009-06-08
    listed $18,900
33. 2009-05-05
    soldstatus $32,830

ⓘ 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: $1,123 · $94/mo
• Projected year-2 tax: $1,123 · $94/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$9,243
• − Property taxes: −$1,123
• − Insurance: −$825
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,800
• Taxable income: $3,162
• Est. tax owed @ 24.0%: −$759
• After-tax cash flow: $4,922/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: Oconee 01
• NCES district ID: 4503060
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $42,074
• Composite: 37.03/100
• National rank: #4516
• State rank: #27 of 80 in SC

Livability — Westminster

• Score: 65/100
• State rank: #137
• US rank: #13262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westminster, SC
• Population (ZIP): 13,826

Population outlook (Oconee County) Hauer SSP2

• Today (2025): 77,950 people
• By 2030: 78,551 · +0.8%
• By 2040: 78,628 · +0.9%
• By 2050: 77,052 · -1.2%
• By 2075: 71,098 · -8.8%
• By 2100: 61,216 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 3%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Oconee

• 2024 margin: Solid R (+51.5) · D 23.6% · R 75.2% · Other 1.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -37.5pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+47.4 2016: R+48.1 2012: R+42.6 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.35%
• Current HPI: 167.8352
• 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

+402.6% since first listed

19 events — show timeline

• 2026-03-21 Price Changed $165,000 Greater Greenville MLS
• 2026-03-20 Relisted — Greater Greenville MLS
• 2026-03-19 Listed $165,000 WUMLS
• 2026-03-10 Listing Removed — WUMLS
• 2026-03-10 Listing Removed — Greater Greenville MLS
• 2025-11-14 Price Changed $189,900 Greater Greenville MLS
• 2025-11-14 Price Changed $189,900 WUMLS
• 2025-10-03 Price Changed $200,000 Greater Greenville MLS
• 2025-10-03 Price Changed $200,000 WUMLS
• 2025-07-28 Price Changed $220,000 Greater Greenville MLS
• 2025-07-28 Price Changed $220,000 WUMLS
• 2025-07-01 Price Changed $240,000 Greater Greenville MLS
• 2025-07-01 Price Changed $240,000 WUMLS
• 2025-06-07 Price Changed $248,000 WUMLS
• 2025-06-06 Listed $2,480,000 WUMLS
• 2025-06-06 Listed $248,000 Greater Greenville MLS
• 2009-09-28 Sold (MLS) $21,900 WUMLS
• 2009-06-08 Listed $18,900 WUMLS
• 2009-05-05 Sold (Public Records) $32,830 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,123 · +132.7% YoY. Source: county tax records.