206 Harlem St · Bishopville, SC 29010

$42,500

4 bd · 2.5 ba · 1,368 sqft · SingleFamily public records · 114 Days on market

Built 1950 7,405 sqft lot ↓ 13% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Make this home your own. Close to everything Bishopville has to offer. This home offers approx 1368 sq ft down and 864 sq ft upstairs. Master bedroom has tons of room and extra space.

Key facts

• 7,405 sq ft lot
• Parking
• Built 1950

Property features AI

Exterior

• Parking: Attached carport; 1 carport space
• Security: No security features listed
• Utilities: Public water; Private sewer
• Home design: Single-family residence; Two levels; House; Lot dimensions approximately 48 x 143 x 50 x 142 (0.17 acres)
• Construction: Aluminum siding and brick veneer exterior; Shingle roof; Crawl space foundation; Built as a house (year built not provided)
• Exterior features: Partial fencing; Paved road access (publicly maintained)

Interior

• Kitchen: Cooktop; Oven; Dishwasher
• Bedrooms: Total rooms: 10 (includes bedrooms and living spaces)
• Flooring: Carpet; Other
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air; Ceiling fans
• Interior features: Double vanity; Kitchen island; Wood-burning fireplace
• Laundry & utility: No additional equipment listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $39k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#307 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Lee 01 (rural): math 10% / reading 23% proficiency, ranked #78 of 80 in SC (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lee Central Middle (math 2% / reading 17%, grade F, #223 of 229 statewide, top 97%, 358 students, 100% FRL); Lee Central High (math 12% / reading 52%, grade F, #187 of 196 statewide, top 96%, 450 students, 100% FRL) — zoned schools average 100% FRL vs 84% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 28 active listings in the ZIP; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $218 of equity ($294 loan paydown + $-76 appreciation (-0.2% local appreciation)).
• Lee County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $38,675 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.81% ✓
• Cap rate: 25.16%
• Cash-on-cash: 67.39%
• DSCR: 4.00
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.2%
• Equity multiple: 4.44×
• Total profit: $40,969
• Equity at exit: $11,960

10-year hold

• IRR: 71.2%
• Equity multiple: 9.04×
• Total profit: $95,684
• Equity at exit: $14,077

Cash invested: $11,900 (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 29010

• Home prices YoY: -0.1%
• Active inventory: 28
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$223
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $668

Break-even live

Break-even rent $349

Max offer price $42,500

Occupancy floor 39%

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $42,500 Active 114 DOM
2. 2026-06-18
   days on market $42,500 Active 113 DOM
3. 2026-06-17
   days on market $42,500 Active 112 DOM
4. 2026-06-16
   days on market $42,500 Active 111 DOM
5. 2026-06-15
   days on market $42,500 Active 110 DOM
6. 2026-06-14
   days on market $42,500 Active 108 DOM
7. 2026-06-13
   days on market $42,500 Active 107 DOM
8. 2026-06-10
   days on market $42,500 Active 105 DOM
9. 2026-06-09
   pricedays on market $42,500 Active 104 DOM
10. 2026-06-08
    days on market $48,000 Active 103 DOM
11. 2026-06-07
    days on market $48,000 Active 102 DOM
12. 2026-06-05
    days on market $48,000 Active 99 DOM
13. 2026-05-02
    price $48,000
14. 2026-04-19
    status Active
15. 2026-03-27
    status Pending
16. 2026-02-26
    price $49,900
17. 2026-01-27
    listed $54,900 Active
18. 2002-12-30
    soldstatus $55,000

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $422 · $35/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $14,339
• − Mortgage interest: −$2,381
• − Property taxes: −$422
• − Insurance: −$212
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$1,236
• Taxable income: $7,794
• Est. tax owed @ 24.0%: −$1,870
• After-tax cash flow: $6,149/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: Lee 01
• NCES district ID: 4502670
• Math proficiency: 10% ▼ -8.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $28,700
• Composite: 12.93/100
• National rank: #9583
• State rank: #78 of 80 in SC

Livability — Bishopville

• Score: 55/100
• State rank: #307
• US rank: #23408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bishopville, SC
• Population (ZIP): 11,564

Population outlook (Lee County) Hauer SSP2

• Today (2025): 15,822 people
• By 2030: 14,703 · -7.1%
• By 2040: 12,434 · -21.4%
• By 2050: 10,603 · -33.0%
• By 2075: 8,103 · -48.8%
• By 2100: 6,932 · -56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (61%)
• Race & ethnicity: Black 61% White 35% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Lee

• 2024 margin: D (+17.7) · D 55.8% · R 38.1% · Other 6.1%
• 2008→2024 swing: -13.9pp toward R · 2008: 31.5pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+27.5 2016: D+29.4 2012: D+35.3 2008: D+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.18%
• Current HPI: 120.6432
• 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

-12.7% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $48,000 SBOR
• 2026-04-19 Relisted — SBOR
• 2026-03-27 Pending — SBOR
• 2026-02-26 Price Changed $49,900 SBOR
• 2026-01-27 Listed $54,900 SBOR
• 2002-12-30 Sold (Public Records) $55,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $422 · -0.3% YoY. Source: county tax records.