668 Maple St · Orangeburg, SC 29115

$25,000

1 bd · 1.0 ba · 682 sqft · SingleFamily public records · 223 Days on market

Built 1930 5,227 sqft lot ↓ 7% since listing

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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
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors - This home is ready for your vision. Home has been re-wired and most new windows. Orangeburg's new growth is looking for nice rentals and this would be ideal location. 10 minutes to I-26 , Amazon and hospital.

Key facts

• 5,227 sq ft lot
• Built 1930
• Listed 222 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Department of Public Utilities service
• Home design: Single-family detached; Residential property; One story; Ground-level entry
• Exterior features: Level lot; Lot size under 0.5 acre; No other structures on property; Fee simple ownership

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 bathroom
• Interior features: Ground-level entry; One-level living

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.1% 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: Mellichamp Elementary (math 34%, 204 students, 100% FRL); William J. Clark Middle (math 12%, 687 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 226 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $3k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
9. 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.
10. 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.
11. 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: 4.38% ✓
• Cap rate: 38.13%
• Cash-on-cash: 113.69%
• DSCR: 6.06
• 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: 6.46×
• Total profit: $38,223
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 13.54×
• Total profit: $87,813
• Equity at exit: $2,162

Cash invested: $7,000 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $663

Break-even live

Break-even rent $256

Max offer price $25,000

Occupancy floor 34%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 State Road S-38-244 Orangeburg, SC	1.0–2.0	1.0–2.0	786	$1,095	$1.39	23d	1	1.06mi

Listing history 28 events

1. 2026-06-19
   days on market $25,000 Active 223 DOM
2. 2026-06-18
   days on market $25,000 Active 222 DOM
3. 2026-06-17
   days on market $25,000 Active 221 DOM
4. 2026-06-16
   days on market $25,000 Active 220 DOM
5. 2026-06-15
   days on market $25,000 Active 219 DOM
6. 2026-06-14
   days on market $25,000 Active 217 DOM
7. 2026-06-12
   days on market $25,000 Active 216 DOM
8. 2026-06-09
   days on market $25,000 Active 213 DOM
9. 2026-06-08
   days on market $25,000 Active 212 DOM
10. 2026-06-07
    days on market $25,000 Active 211 DOM
11. 2026-06-07
    days on market $25,000 Active 210 DOM
12. 2026-06-04
    days on market $25,000 Active 207 DOM
13. 2026-06-02
    days on market $25,000 Active 206 DOM
14. 2026-06-01
    days on market $25,000 Active 205 DOM
15. 2026-05-31
    days on market $25,000 Active 204 DOM
16. 2026-05-31
    days on market $25,000 Active 203 DOM
17. 2026-03-16
    price $25,000 222-char remark

    Show marketing remark (222 chars)

    Investors - This home is ready for your vision. Home has been re-wired and most new windows. Orangeburg's new growth is looking for nice rentals and this would be ideal location. 10 minutes to I-26 , Amazon and hospital.

18. 2026-03-16
    price $25,000

    Show marketing remark (222 chars)

    Investors - This home is ready for your vision. Home has been re-wired and most new windows. Orangeburg's new growth is looking for nice rentals and this would be ideal location. 10 minutes to I-26 , Amazon and hospital.

19. 2025-11-08
    listed $28,000 Active 222-char remark

    Show marketing remark (222 chars)

    Investors - This home is ready for your vision. Home has been re-wired and most new windows. Orangeburg's new growth is looking for nice rentals and this would be ideal location. 10 minutes to I-26 , Amazon and hospital.

20. 2025-11-08
    listed $28,000 Active

    Show marketing remark (222 chars)

    Investors - This home is ready for your vision. Home has been re-wired and most new windows. Orangeburg's new growth is looking for nice rentals and this would be ideal location. 10 minutes to I-26 , Amazon and hospital.

21. 2023-09-26
    historical
22. 2023-05-10
    historical Active Under Contract
23. 2023-04-18
    status Active
24. 2023-02-27
    status Pending
25. 2023-02-09
    price $22,000
26. 2023-02-01
    status Active
27. 2022-12-24
    historical Active Under Contract
28. 2022-12-14
    listed $27,000 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: $724 · $60/mo
• Projected year-2 tax: $724 · $60/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 · 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: $13,140
• − Mortgage interest: −$1,400
• − Property taxes: −$724
• − Insurance: −$125
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$727
• Taxable income: $8,061
• Est. tax owed @ 24.0%: −$1,935
• After-tax cash flow: $6,024/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

• Census place: Orangeburg, SC
• City population: 15,135
• Population (ZIP): 27,179

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 Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -56.65%
• Current HPI: 150.823
• 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

-7.4% since first listed

12 events — show timeline

• 2026-03-16 Price Changed $25,000 SBOR
• 2026-03-16 Price Changed $25,000 Charleston Trident MLS
• 2025-11-08 Listed $28,000 Charleston Trident MLS
• 2025-11-08 Listed $28,000 SBOR
• 2023-09-26 Listing Removed — Charleston Trident MLS
• 2023-05-10 Contingent — Charleston Trident MLS
• 2023-04-18 Relisted — Charleston Trident MLS
• 2023-02-27 Pending — Charleston Trident MLS
• 2023-02-09 Price Changed $22,000 Charleston Trident MLS
• 2023-02-01 Relisted — Charleston Trident MLS
• 2022-12-24 Contingent — Charleston Trident MLS
• 2022-12-14 Listed $27,000 Charleston Trident MLS

Property tax history

+4.6%/yr

Latest (2024): $724 · +6.6% YoY. Source: county tax records.