1518 E Dargan St · Newtown, SC 29536

$24,499

3 bd · 2.0 ba · 1,050 sqft · Other · 107 Days on market

Built 1990 8,712 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 2 bath home in Old Town in Dillon SC. Fixer upper or Landlord special. Home is being sold AS-IS.

Key facts

• 8,712 sq ft lot
• Built 1990
• Listed 107 days

Property features AI

Finance

• Other: Lot approximately 0.2 acre

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding; Shingle roof; 1,050 above-grade finished area
• Exterior features: Porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $24k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $22k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Dillon 04 (town): math 14% / reading 27% proficiency, ranked #72 of 80 in SC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dillon Middle (math 10% / reading 22%, grade F, #196 of 229 statewide, top 87%, 666 students, 100% FRL); Dillon High (math 12% / reading 67%, grade F, #180 of 196 statewide, top 93%, 869 students, 100% FRL) — zoned schools average 100% FRL vs 83% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 41 units permitted in Dillon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $169 of loan paydown is wiped out by about $735 of value loss. Plan a longer hold.
• Dillon County population projected at -25% 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $15k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $24k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,294 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 4.49% ✓
• Cap rate: 41.17%
• Cash-on-cash: 124.56%
• DSCR: 6.54
• GRM: 1.9

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: —
• Equity multiple: 7.03×
• Total profit: $41,388
• Equity at exit: $3,653

10-year hold

• IRR: —
• Equity multiple: 14.77×
• Total profit: $94,470
• Equity at exit: $2,118

Cash invested: $6,860 (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 29536

• Home prices YoY: -33.9%
• Active inventory: 78
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$128
• Tax from tax record: −$18 /mo · $220/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $712

Break-even live

Break-even rent $199

Max offer price $24,499

Occupancy floor 30%

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: $6,125
• Closing costs: $735
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1054 Meekins Rd Dillon, SC	3.0	2.0	1000	$1,100	$1.10	14d	1	1.33mi

Listing history 28 events

1. 2026-06-18
   days on market $24,499 Active 107 DOM
2. 2026-06-17
   days on market $24,499 Active 106 DOM
3. 2026-06-16
   days on market $24,499 Active 105 DOM
4. 2026-06-16
   price $24,499 Active 104 DOM
5. 2026-06-15
   days on market $28,499 Active 104 DOM
6. 2026-06-13
   days on market $28,499 Active 102 DOM
7. 2026-06-12
   days on market $28,499 Active 101 DOM
8. 2026-06-09
   days on market $28,499 Active 98 DOM
9. 2026-06-08
   days on market $28,499 Active 97 DOM
10. 2026-06-08
    days on market $28,499 Active 96 DOM
11. 2026-06-07
    days on market $28,499 Active 95 DOM
12. 2026-06-04
    days on market $28,499 Active 92 DOM
13. 2026-06-02
    days on market $28,499 Active 91 DOM
14. 2026-06-01
    price $28,499 Active 90 DOM
15. 2026-06-01
    days on market $30,499 Active 90 DOM
16. 2026-05-31
    days on market $30,499 Active 89 DOM
17. 2026-05-27
    status Active
18. 2026-05-27
    price $30,499
19. 2026-04-12
    historical Active Under Contract
20. 2026-04-07
    status Active
21. 2026-03-27
    price $33,499
22. 2026-03-25
    status Active
23. 2026-03-14
    historical Active Under Contract
24. 2026-03-06
    price $37,499
25. 2026-02-04
    listed $39,900 Active
26. 2020-02-24
    soldstatus 106-char remark

    Show marketing remark (106 chars)

    3 bedroom 2 bath home in Old Town in Dillon SC. Fixer upper or Landlord special. Home is being sold AS-IS.

27. 2019-11-21
    listed $12,000 106-char remark

    Show marketing remark (106 chars)

    3 bedroom 2 bath home in Old Town in Dillon SC. Fixer upper or Landlord special. Home is being sold AS-IS.

28. 2001-02-21
    soldstatus $14,000

ⓘ 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: $220 · $18/mo
• Projected year-2 tax: $220 · $18/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 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$1,372
• − Property taxes: −$220
• − Insurance: −$122
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$713
• Taxable income: $8,661
• Est. tax owed @ 24.0%: −$2,079
• After-tax cash flow: $6,466/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: Dillon 04
• NCES district ID: 4501920
• Math proficiency: 14% ▼ -15.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $27,820
• Composite: 16.16/100
• National rank: #9230
• State rank: #72 of 80 in SC

Livability — Newtown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Newtown, SC
• Population (ZIP): 15,825

Population outlook (Dillon County) Hauer SSP2

• Today (2025): 29,087 people
• By 2030: 27,713 · -4.7%
• By 2040: 24,772 · -14.8%
• By 2050: 21,836 · -24.9%
• By 2075: 15,165 · -47.9%
• By 2100: 9,849 · -66.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 54% White 36% Two or more races 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Dillon

• 2024 margin: R (+10.8) · D 44.2% · R 55.0%
• 2008→2024 swing: -22.3pp toward R · 2008: 11.4pp · 2024: -10.8pp
• All cycles: 2024: R+10.8 2020: R+1.1 2016: D+1.7 2012: D+16.3 2008: D+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.08%
• Current HPI: 89.7124
• 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

+117.9% since first listed

12 events — show timeline

• 2026-05-27 Relisted — RAGPD
• 2026-05-27 Price Changed $30,499 RAGPD
• 2026-04-12 Contingent — RAGPD
• 2026-04-07 Relisted — RAGPD
• 2026-03-27 Price Changed $33,499 RAGPD
• 2026-03-25 Relisted — RAGPD
• 2026-03-14 Contingent — RAGPD
• 2026-03-06 Price Changed $37,499 RAGPD
• 2026-02-04 Listed $39,900 RAGPD
• 2020-02-24 Sold (MLS) — RAGPD
• 2019-11-21 Listed $12,000 RAGPD
• 2001-02-21 Sold (Public Records) $14,000 Public Records

Property tax history

-7.4%/yr

Latest (2025): $220 · +2.8% YoY. Source: county tax records.