109 Huckabee St · Bennettsville, SC 29512

$99,000

3 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 14 Days on market

5,663 sqft lot Est $105k · 5% under

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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 +26.6/30.0
• ARV discount +9.9/15.0
• DSCR +9.1/10.0
• 1% rule +5.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Finding an affordable property that doesn't immediately require thousands of dollars in hidden repairs can feel like an uphill battle. Whether you are searching for a manageable, low-maintenance place to call home or a reliable property to add to a rental portfolio, the fear of unexpected costs usually looms large. 109 Huckabee Street solves that problem by offering a fully refreshed, structurally updated property at a price point that makes sense for both a full-time resident or a long-term investment. Situated on a corner lot in a convenient Bennettsville neighborhood, this cottage-style bungalow stands out because the major, costly updates have already been taken care of. The home featur

Key facts

• Covered front porch
• Generous yard
• Corner lot

Tags

• CORNER LOT
• COVERED FRONT PORCH
• COVERED SIDE PORCH
• GENEROUS YARD
• SMALL STORAGE BUILDING

Property features AI

Finance

• Other: Lot size approximately 0.13 acres; Above-grade finished area listed as 1,056

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Vinyl siding
• Exterior features: Front porch; Metal roof

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Ceiling fan(s); Has cooling
• Interior features: Vinyl flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 9.5% vs local median 5.6% in Bennettsville — 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 52/100 on livability (#345 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Marlboro 01 (town): math 16% / reading 25% proficiency, ranked #71 of 80 in SC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marlboro County High (math 22% / reading 77%, grade D, #151 of 196 statewide, top 79%, 1,047 students, 100% FRL) — zoned schools average 100% FRL vs 76% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 20% district-wide (+29 pts) — the actual schools serving this property are materially stronger than the Marlboro 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 54 active listings in the ZIP; 6 units permitted in Marlboro County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marlboro County population projected at -23% 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $13k; list at $99k implies a 662% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $99,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.08% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.44%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $104,544
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Grace Heights (lot 19 & 20) Hts	0.63mi	3/1.0	1,048 (-1%)	13mo	$104,000	$99	56

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $741
• Equity at exit: $14,761

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $22,127
• Equity at exit: $8,560

Cash invested: $27,720 (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 29512

• Active inventory: 54
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$21 /mo · $258/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $264

Break-even live

Break-even rent $737

Max offer price $99,000

Occupancy floor 70%

Sensitivity live

Price	-10% $320	-5% $292	+0% $264	+5% $236	+10% $208
Rent	-10% $180	-5% $222	+0% $264	+5% $307	+10% $349
Rate	-1.0pp $314	-0.5pp $289	base $264	+0.5pp $239	+1.0pp $212

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $99,000 Active 14 DOM
2. 2026-06-18
   days on market $99,000 Active 13 DOM
3. 2026-06-17
   days on market $99,000 Active 12 DOM
4. 2026-06-16
   days on market $99,000 Active 11 DOM
5. 2026-06-15
   days on market $99,000 Active 10 DOM
6. 2026-06-14
   days on market $99,000 Active 8 DOM
7. 2026-06-13
   days on market $99,000 Active 7 DOM
8. 2026-06-10
   days on market $99,000 Active 5 DOM
9. 2026-06-09
   days on market $99,000 Active 4 DOM
10. 2026-06-08
    days on market $99,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $99,000 Active 2 DOM

ⓘ 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: $258 · $21/mo
• Projected year-2 tax: $564 · $47/mo
• Expected delta: +$306/yr (+$26/mo · 118.9%)

ⓘ 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 7/10 Severe 76% 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: $12,853
• − Mortgage interest: −$5,546
• − Property taxes: −$258
• − Insurance: −$495
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,880
• Taxable income: $1,618
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $2,783/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: Marlboro 01
• NCES district ID: 4502970
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $29,865
• Composite: 16.37/100
• National rank: #9201
• State rank: #71 of 80 in SC

Livability — Bennettsville

• Score: 52/100
• State rank: #345
• US rank: #24772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bennettsville, SC
• Population (ZIP): 17,408

Population outlook (Marlboro County) Hauer SSP2

• Today (2025): 25,477 people
• By 2030: 24,266 · -4.8%
• By 2040: 21,862 · -14.2%
• By 2050: 19,665 · -22.8%
• By 2075: 15,673 · -38.5%
• By 2100: 12,390 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 5% Hispanic / Latino 3% Native American 2%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Marlboro

• 2024 margin: Toss-up / Even · D 50.6% · R 48.2% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: 6.1pp · 2024: 2.4pp
• All cycles: 2024: D+2.4 2020: D+10.9 2016: D+16.1 2012: D+30.4 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.61%
• Current HPI: 108.4261
• 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

+40.9% since first listed

3 events — show timeline

• 2026-06-03 Listed $99,000 RAGPD
• 2025-04-29 Sold (Public Records) $13,000 Public Records
• 2014-02-26 Sold (Public Records) $70,270 Public Records

Property tax history

+1.9%/yr

Latest (2025): $258 · +14.3% YoY. Source: county tax records.