624 Perch Ln · Santee, SC 29142

$262,900

4 bd · 2.0 ba · 1,482 sqft · SingleFamily · 123 Days on market

Built 2025 5,662 sqft lot Est $277k · 5% under $43/mo HOA · 2% of rent ↓ 6% 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).

• ARV discount +9.8/15.0
• Cash flow +8.0/30.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks

Welcome to 624 Perch Lane in the Center Pointe community of Santee, South Carolina, offering single-story new construction in the heart of the Lowcountry. Conveniently located near Lake Marion, championship golf courses, and a variety of outdoor recreation, this home delivers a comfortable lifestyle in one of Santee's growing residential neighborhoods. This well-designed one-story home features an open-concept living room and kitchen, creating a bright and connected main living area ideal for daily living and entertaining. The primary bedroom is privately positioned with an attached bathroom, providing added comfort and privacy. At the front of the home, three additional bedrooms share a fu

Key facts

• Versatile space
• New construction
• Attached bathroom

Tags

• NEW CONSTRUCTION
• OPEN-CONCEPT LIVING ROOM
• ATTACHED BATHROOM
• VERSATILE SPACE
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Subdivision: Center Pointe
• HOA & community: Annual association fee; Association fee: $515 annually; Community trash service

Exterior

• Parking: Detached 1-car garage
• Utilities: Dominion Energy
• Home design: Single-family detached home; One story; New construction; Fee simple ownership
• Construction: Architectural fiberglass roof
• Exterior features: Pond on property; Level lot; Lot size under 0.5 acre

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 4 bedrooms; Primary bedroom with walk-in closet
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Smooth ceilings; Eat-in kitchen; Open living/dining combo; Pantry
• Laundry & utility: Washer hookup; Electric dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (23.5% below list).
• Recommended offer: $201k (23.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Zoned schools: Elloree Elementary (math 10%, 387 students, 100% FRL).
• Market conditions: 155 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.5% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,173 (23.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.77% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.41%
• DSCR: 0.80
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $277,134
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
624 Perch Ln	0.00mi	4/2.0	1,482 (0%)	1mo	$262,900	$177	99
740 Striped Bass Ct	0.06mi	4/2.0	1,482 (0%)	9mo	$269,850	$182	90
908 Bream Cir	0.09mi	4/2.0	1,482 (0%)	8mo	$262,325	$177	89
681 Perch Ln	0.10mi	4/2.0	1,482 (0%)	9mo	$252,900	$171	88
657 Perch Ln	0.12mi	4/2.0	1,482 (0%)	10mo	$264,850	$179	86
612 Perch Ln	0.03mi	3/2.5 (-1)	1,517 (+2%)	3mo	$283,900	$187	85
677 Perch Ln	0.10mi	3/2.5 (-1)	1,517 (+2%)	10mo	$269,850	$178	76
748 Striped Bass Ct	0.07mi	3/2.5 (-1)	1,360 (-8%)	5mo	$265,900	$196	72
904 Bream Cir	0.08mi	3/2.5 (-1)	1,360 (-8%)	8mo	$281,000	$207	69
669 Perch Ln	0.10mi	3/2.5 (-1)	1,360 (-8%)	14mo	$270,900	$199	63
150 Par Ct	0.25mi	3/2.5 (-1)	1,555 (+5%)	14mo	$317,500	$204	62
213 Myrtlewood Dr	0.69mi	3/2.0 (-1)	1,610 (+9%)	10mo	$365,000	$227	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.29×
• Total profit: $21,141
• Equity at exit: $125,283

10-year hold

• IRR: 7.8%
• Equity multiple: 2.24×
• Total profit: $91,458
• Equity at exit: $198,764

Cash invested: $73,612 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 155
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,012 medium
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,944/yr
• Insurance: −$110
• HOA: −$43
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-271

Break-even live

Break-even rent $2,354

Max offer price $223,747

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-180	+0% $-271	+5% $-361	+10% $-452
Rent	-10% $-430	-5% $-350	+0% $-271	+5% $-191	+10% $-112
Rate	-1.0pp $-138	-0.5pp $-204	base $-271	+0.5pp $-339	+1.0pp $-408

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: $65,725
• Closing costs: $7,887
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	25d	1	0.12mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	25d	1	1.08mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-04-16
   price $262,900
3. 2026-04-09
   price $264,000
4. 2026-02-23
   price $266,900
5. 2026-01-28
   price $271,900
6. 2026-01-02
   listed $280,115 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,141
• − Mortgage interest: −$14,726
• − Property taxes: −$3,944
• − Insurance: −$1,314
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − HOA: −$516
• − Depreciation: −$7,648
• Taxable loss: −$7,870
• Est. tax savings @ 24.0%: +$1,889
• After-tax cash flow: $-1,358/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 — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, SC
• Population (ZIP): 4,658

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

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: ▲ 3.47%
• Current HPI: 193.5623
• 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

-6.1% since first listed

6 events — show timeline

• 2026-05-05 Pending — Charleston Trident MLS
• 2026-04-16 Price Changed $262,900 Charleston Trident MLS
• 2026-04-09 Price Changed $264,000 Charleston Trident MLS
• 2026-02-23 Price Changed $266,900 Charleston Trident MLS
• 2026-01-28 Price Changed $271,900 Charleston Trident MLS
• 2026-01-02 Listed $280,115 Charleston Trident MLS