113 W 1st St · Kershaw, SC 29067

$89,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 150 Days on market

Built 1927 6,534 sqft lot Est $137k · 35% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.9/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is affordable & waiting on a buyer! It's a 2 bedroom w/ 1 bath, (tub/shower combo). It would make a great rental for an investor or a homeowner looking for something affordable. It's close to town, the grocery store, the post office, the convenience store, the dentist, etc. .. .. .Just a short walk to town, in fact. The floors are hardwood throughout, except the bath & kitchen. COME CHECK IT OUT!

Key facts

• Close to town
• Short walk to town
• Hardwood floors

Tags

• HARDWOOD FLOORS
• CLOSE TO TOWN
• SHORT WALK TO TOWN

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway access; No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One story
• Construction: Wood construction; Crawl space foundation
• Exterior features: Lot measures approximately 61 x 104 ft; Lot is about 0.15 acres; Road surface includes dirt and gravel; Access via publicly maintained road

Interior

• Kitchen: No kitchen appliances specified
• Bedrooms: Three bedrooms on the main level (all bedrooms located on the main level)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; No central cooling listed
• Interior features: Open room count of 1; No built-in appliances listed
• Laundry & utility: Laundry located inside on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#80 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Lancaster 01 (rural): math 41% / reading 47% proficiency, ranked #26 of 80 in SC (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kershaw Elementary (math 40% / reading 27%, grade F, #362 of 597 statewide, top 61%, 538 students, 100% FRL); Andrew Jackson High (math 34% / reading 77%, grade C, #128 of 196 statewide, top 66%, 622 students, 60% FRL) — zoned schools average 80% FRL vs 47% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 976 units permitted in Lancaster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lancaster County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $89k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.19% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $137,160
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Blackmon St	0.26mi	3/1.0	1,008 (-7%)	2mo	$220,000	$218	75
237 W 3rd St	0.06mi	2/1.0 (-1)	1,034 (-4%)	12mo	$107,500	$104	75
211 W 2nd St	0.06mi	2/1.0 (-1)	994 (-8%)	10mo	$115,000	$116	71
6458 N Matson St	0.32mi	3/1.5	984 (-9%)	4mo	$111,000	$113	65
418 W Hilton St	0.42mi	3/2.0	1,037 (-4%)	15mo	$238,000	$230	57
156 Blackmon Cir	0.34mi	3/2.0	1,238 (+15%)	0mo	$215,000	$174	56
222 Wheat St	0.38mi	3/2.0	1,118 (+4%)	22mo	$180,000	$161	54
6518 Old Lancaster Hwy	0.73mi	3/1.5	1,060 (-2%)	10mo	$127,500	$120	53
208 W Hilton St	0.38mi	3/2.0	1,232 (+14%)	13mo	$157,000	$127	44

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,134
• Equity at exit: $13,270

10-year hold

• IRR: 12.8%
• Equity multiple: 2.01×
• Total profit: $25,293
• Equity at exit: $7,695

Cash invested: $24,920 (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 29067

• Home prices YoY: -26.4%
• Active inventory: 46
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$60 /mo · $726/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $276

Break-even live

Break-even rent $714

Max offer price $89,000

Occupancy floor 69%

Sensitivity live

Price	-10% $326	-5% $301	+0% $276	+5% $251	+10% $226
Rent	-10% $192	-5% $234	+0% $276	+5% $318	+10% $360
Rate	-1.0pp $321	-0.5pp $299	base $276	+0.5pp $253	+1.0pp $229

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $89,000 Active 150 DOM
2. 2026-06-17
   days on market $89,000 Active 149 DOM
3. 2026-06-16
   days on market $89,000 Active 148 DOM
4. 2026-06-15
   days on market $89,000 Active 147 DOM
5. 2026-06-13
   days on market $89,000 Active 145 DOM
6. 2026-06-09
   days on market $89,000 Active 141 DOM
7. 2026-06-08
   days on market $89,000 Active 140 DOM
8. 2026-06-07
   days on market $89,000 Active 139 DOM
9. 2026-06-04
   days on market $89,000 Active 136 DOM
10. 2026-06-03
    days on market $89,000 Active 135 DOM
11. 2026-06-02
    days on market $89,000 Active 134 DOM
12. 2026-06-01
    days on market $89,000 Active 133 DOM
13. 2026-05-31
    days on market $89,000 Active 132 DOM
14. 2026-01-19
    listed $89,000 Active
15. 2011-01-24
    soldstatus $24,000

ⓘ 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: $726 · $60/mo
• Projected year-2 tax: $726 · $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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,762
• − Mortgage interest: −$4,985
• − Property taxes: −$726
• − Insurance: −$445
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,589
• Taxable income: $1,975
• Est. tax owed @ 24.0%: −$474
• After-tax cash flow: $2,837/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: Lancaster 01
• NCES district ID: 4502580
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $44,165
• Composite: 37.23/100
• National rank: #4462
• State rank: #26 of 80 in SC

Livability — Kershaw

• Score: 68/100
• State rank: #80
• US rank: #9162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,498

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 105,572 people
• By 2030: 114,865 · +8.8%
• By 2040: 132,268 · +25.3%
• By 2050: 148,252 · +40.4%
• By 2075: 182,540 · +72.9%
• By 2100: 202,237 · +91.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 23% Two or more races 7%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lancaster

• 2024 margin: Strong R (+24.8) · D 37.0% · R 61.8% · Other 1.2%
• 2008→2024 swing: -9.9pp toward R · 2008: -14.9pp · 2024: -24.8pp
• All cycles: 2024: R+24.8 2020: R+22.8 2016: R+25.5 2012: R+18.0 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.89%
• Current HPI: 242.178
• 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

+270.8% since first listed

2 events — show timeline

• 2026-01-19 Listed $89,000 CANOPYMLS as Distributed by MLS Grid
• 2011-01-24 Sold (Public Records) $24,000 Public Records

Property tax history

+3.3%/yr

Latest (2024): $726 · +0.1% YoY. Source: county tax records.