307 Thompson St · Walterboro, SC 29488

$220,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 32 Days on market

Built 1960 0.30 ac lot

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to Mayfield Terrace Subdivision, this Charming 1000 sqft Brick Ranch Home with newly installed kitchen cabinets, counter tops, appliances, new Goodman 14 seer hvac unit, new architectural shingles, the living room is complete with a adjoining dining area complete with built-in wall hutch, 10x10 tile flooring, 3 bedrooms, 1 full size spacious bath, small laundry area off the kitchen, two detached carports, small storage shed, and the backyard is even fenced in with a privacy fence. This property is located within minutes to area schools, doctor offices, restaurants, and The Colleton Medical Hospital. Walterboro is known for its Hospitality, Community and Family Events, Variety of Specialty Shops and Local Branded Stores that will cover all your shopping needs.

Key facts

• Covered carport
• Storage shed
• Tile flooring

Tags

• BRICK RANCH
• OPEN LIVING AND DINING AREA
• TILE FLOORING
• BUILT-IN HUTCH
• COVERED CARPORT
• STORAGE SHED

Property features AI

Exterior

• Parking: 4-car carport; 4 parking spaces
• Utilities: Public sewer
• Home design: Single-family detached home; One story; Fee simple ownership
• Construction: Asphalt roof; One-level construction
• Exterior features: Privacy wood fencing; Asphalt roof; Yard with shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 bathroom
• Heating & cooling: Central air; Electric heating with heat pump
• Interior features: Blown ceiling; Smooth ceiling; Eat-in kitchen; Living/dining combo; Utility room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (2.0% below list).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#269 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Colleton 01 (rural): math 13% / reading 28% proficiency, ranked #69 of 80 in SC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Forest Hills Elementary (math 17% / reading 24%, grade F, #490 of 597 statewide, top 82%, 469 students, 100% FRL); Colleton County Middle (math 8% / reading 18%, grade F, #210 of 229 statewide, top 93%, 1,121 students, 100% FRL); Colleton County High (math 28% / reading 80%, grade C-, #137 of 196 statewide, top 70%, 1,497 students, 100% FRL) — zoned schools average 100% FRL vs 69% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 223 active listings in the ZIP; 50 units permitted in Colleton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Colleton County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $114k; list at $220k implies a 93% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.98% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 8.5

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-14,427
• Equity at exit: $32,803

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $14,598
• Equity at exit: $19,022

Cash invested: $61,600 (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 29488

• Home prices YoY: -33.6%
• Active inventory: 223
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$125 /mo · $1,495/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $334

Break-even live

Break-even rent $1,734

Max offer price $220,000

Occupancy floor 80%

Sensitivity live

Price	-10% $459	-5% $396	+0% $334	+5% $272	+10% $210
Rent	-10% $164	-5% $249	+0% $334	+5% $419	+10% $505
Rate	-1.0pp $445	-0.5pp $390	base $334	+0.5pp $277	+1.0pp $219

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-24
   listed $220,000 Active
2. 2022-07-11
   historical
3. 2022-05-27
   listed $190,000 Active
4. 2020-03-06
   soldstatus $114,000
5. 2020-03-02
   soldstatus $114,000 Closed 783-char remark

   Show marketing remark (783 chars)

   Welcome Home to Mayfield Terrace Subdivision, this Charming 1000 sqft Brick Ranch Home with newly installed kitchen cabinets, counter tops, appliances, new Goodman 14 seer hvac unit, new architectural shingles, the living room is complete with a adjoining dining area complete with built-in wall hutch, 10x10 tile flooring, 3 bedrooms, 1 full size spacious bath, small laundry area off the kitchen, two detached carports, small storage shed, and the backyard is even fenced in with a privacy fence. This property is located within minutes to area schools, doctor offices, restaurants, and The Colleton Medical Hospital. Walterboro is known for its Hospitality, Community and Family Events, Variety of Specialty Shops and Local Branded Stores that will cover all your shopping needs.

6. 2020-02-27
   status Pending 783-char remark

   Show marketing remark (783 chars)

   Welcome Home to Mayfield Terrace Subdivision, this Charming 1000 sqft Brick Ranch Home with newly installed kitchen cabinets, counter tops, appliances, new Goodman 14 seer hvac unit, new architectural shingles, the living room is complete with a adjoining dining area complete with built-in wall hutch, 10x10 tile flooring, 3 bedrooms, 1 full size spacious bath, small laundry area off the kitchen, two detached carports, small storage shed, and the backyard is even fenced in with a privacy fence. This property is located within minutes to area schools, doctor offices, restaurants, and The Colleton Medical Hospital. Walterboro is known for its Hospitality, Community and Family Events, Variety of Specialty Shops and Local Branded Stores that will cover all your shopping needs.

7. 2020-01-18
   historical Active Contingent 783-char remark

   Show marketing remark (783 chars)

   Welcome Home to Mayfield Terrace Subdivision, this Charming 1000 sqft Brick Ranch Home with newly installed kitchen cabinets, counter tops, appliances, new Goodman 14 seer hvac unit, new architectural shingles, the living room is complete with a adjoining dining area complete with built-in wall hutch, 10x10 tile flooring, 3 bedrooms, 1 full size spacious bath, small laundry area off the kitchen, two detached carports, small storage shed, and the backyard is even fenced in with a privacy fence. This property is located within minutes to area schools, doctor offices, restaurants, and The Colleton Medical Hospital. Walterboro is known for its Hospitality, Community and Family Events, Variety of Specialty Shops and Local Branded Stores that will cover all your shopping needs.

8. 2020-01-09
   listed $115,000 Active 783-char remark

   Show marketing remark (783 chars)

   Welcome Home to Mayfield Terrace Subdivision, this Charming 1000 sqft Brick Ranch Home with newly installed kitchen cabinets, counter tops, appliances, new Goodman 14 seer hvac unit, new architectural shingles, the living room is complete with a adjoining dining area complete with built-in wall hutch, 10x10 tile flooring, 3 bedrooms, 1 full size spacious bath, small laundry area off the kitchen, two detached carports, small storage shed, and the backyard is even fenced in with a privacy fence. This property is located within minutes to area schools, doctor offices, restaurants, and The Colleton Medical Hospital. Walterboro is known for its Hospitality, Community and Family Events, Variety of Specialty Shops and Local Branded Stores that will cover all your shopping needs.

ⓘ 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: $1,495 · $125/mo
• Projected year-2 tax: $1,495 · $125/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 8/10 Severe 7 d/yr ≥107°F today · 18 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: $25,885
• − Mortgage interest: −$12,323
• − Property taxes: −$1,495
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$6,400
• Taxable income: $425
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $3,908/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: Colleton 01
• NCES district ID: 4501830
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $33,128
• Composite: 16.66/100
• National rank: #9171
• State rank: #69 of 80 in SC

Livability — Walterboro

• Score: 57/100
• State rank: #269
• US rank: #21618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walterboro, SC
• City population: 22,367
• Population (ZIP): 22,367

Population outlook (Colleton County) Hauer SSP2

• Today (2025): 34,932 people
• By 2030: 33,078 · -5.3%
• By 2040: 29,017 · -16.9%
• By 2050: 25,029 · -28.3%
• By 2075: 16,894 · -51.6%
• By 2100: 10,518 · -69.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Black 38% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Colleton

• 2024 margin: R (+18.2) · D 40.4% · R 58.5% · Other 1.1%
• 2008→2024 swing: -18.7pp toward R · 2008: 0.5pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+9.5 2016: R+8.5 2012: D+0.2 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.20%
• Current HPI: 235.1237
• 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

+91.3% since first listed

8 events — show timeline

• 2026-04-24 Listed $220,000 Charleston Trident MLS
• 2022-07-11 Listing Removed — Charleston Trident MLS
• 2022-05-27 Listed $190,000 Charleston Trident MLS
• 2020-03-06 Sold (Public Records) $114,000 Public Records
• 2020-03-02 Sold (MLS) $114,000 Charleston Trident MLS
• 2020-02-27 Pending — Charleston Trident MLS
• 2020-01-18 Contingent — Charleston Trident MLS
• 2020-01-09 Listed $115,000 Charleston Trident MLS

Property tax history

+7.1%/yr

Latest (2025): $1,495 · +2.5% YoY. Source: county tax records.