812 Jaycee Ter · Marion, SC 29571

$85,000

3 bd · 1.0 ba · 1,123 sqft · SingleFamily · 10 Days on market

Built 1950 Fair condition 7,405 sqft lot Est $168k · 50% 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home located in the heart of Marion. This property has served as a long-term rental investment for many years and is now available to the public. Whether you're looking to expand your rental portfolio, purchase your first home, or take on your next fix-and-flip project, this property offers excellent potential at an affordable price point. Opportunities like this don't come along often—don't wait, this one is expected to move quickly!

Key facts

• 7,405 sq ft lot
• Built 1950
• Listed 10 days

Property features AI

Finance

• Other: Offered for sale
• HOA & community: Monthly association fee

Exterior

• Utilities: Electricity available; Public water; Water available
• Home design: Single-family property (resale); Zoned RG
• Construction: Vinyl siding; Crawlspace foundation
• Exterior features: Deck; Front porch; Corner lot

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $42 ($509/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($881 rent vs $85k).
• Cap rate 7.8% vs local median 3.2% in Marion — 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 55/100 on livability (#306 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Marion 10 (town): math 9% / reading 23% proficiency, ranked #79 of 80 in SC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 124 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 76 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 80% 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 $85,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.04% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $168,450
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Cedar St	0.31mi	3/1.5	967 (-14%)	1mo	$145,000	$150	60
2117 N Highway 41a	0.55mi	3/2.0	1,097 (-2%)	20mo	$175,000	$160	50
305 Harlee Pl	0.46mi	2/2.0 (-1)	1,260 (+12%)	4mo	$155,000	$123	46
2107 N Highway 41	0.49mi	3/2.0	1,201 (+7%)	23mo	$160,000	$133	43

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-11,018
• Equity at exit: $12,674

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-5,896
• Equity at exit: $7,349

Cash invested: $23,800 (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 29571

• Active inventory: 124
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $881 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $42

Break-even live

Break-even rent $828

Max offer price $85,000

Occupancy floor 90%

Sensitivity live

Price	-10% $101	-5% $72	+0% $42	+5% $13	+10% $-16
Rent	-10% $-27	-5% $8	+0% $42	+5% $77	+10% $112
Rate	-1.0pp $85	-0.5pp $64	base $42	+0.5pp $20	+1.0pp $-2

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 S Pine St Marion, SC	3.0	1.5	1176	$900	$0.77	25d	1	0.69mi
2801 Plaza Ct Unit A Marion, SC	2.0	1.0	775	$850	$1.10	25d	1	0.80mi
2800 Plaza Ct Marion, SC	3.0	1.0	1100	$950	$0.86	25d	1	0.84mi
2800 Plaza Ct Marion, SC	2.0	1.0	775	$850	$1.10	15d	1	0.84mi
2805 Plaza Ct Unit A Marion, SC	3.0	1.5	1100	$950	$0.86	25d	1	0.88mi
310 Georgetown St Marion, SC	2.0	1.0	880	$700	$0.80	25d	1	1.10mi

Listing history 8 events

1. 2026-06-21
   days on market $85,000 Active 10 DOM
2. 2026-06-18
   days on market $85,000 Active 7 DOM
3. 2026-06-17
   days on market $85,000 Active 6 DOM
4. 2026-06-16
   days on market $85,000 Active 5 DOM
5. 2026-06-15
   days on market $85,000 Active 4 DOM
6. 2026-06-14
   days on market $85,000 Active 2 DOM
7. 2026-06-13
   remarks 465-char remark
8. 2026-06-13
   listed $85,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,577
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$1,222
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$2,473
• Taxable loss: −$847
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $712/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires extensive repairs and updates to improve its condition and increase its value. The roof, exterior siding, and interior walls are in poor condition and need to be repaired or replaced. The kitchen and bathroom also need updates. The home has potential and could be a good investment with the right updates.

Repairs flagged

• Major roof — The roof appears to be in poor condition with visible damage and potential leaks.
• Major exterior siding — The exterior siding is peeling and in need of repainting.
• Major landscaping — The landscaping is overgrown and requires trimming.
• Major fencing — The fencing is in poor condition and may need repair or replacement.
• Major kitchen cabinets — The kitchen cabinets are old and in need of updating.
• Major bathroom fixtures — The bathroom appears to be outdated with old fixtures and possibly mold or mildew.
• Major flooring — The flooring in the living room and bedrooms appears to be old and may need to be replaced or refinished.
• Major interior walls — The interior walls appear to be in poor condition with peeling paint and possibly mold or mildew.
• Major windows — The windows appear to be old and may need to be replaced or repaired.

Value-add opportunities

• Both paint exterior — Painting the exterior will improve the curb appeal and increase the home's value.
• Both paint interior walls — Painting the interior walls will improve the home's appearance and increase the value.
• Both replace kitchen cabinets — Replacing the kitchen cabinets will improve the home's functionality and increase the value.
• Both replace bathroom fixtures — Replacing the bathroom fixtures will improve the home's functionality and increase the value.
• Both replace flooring — Replacing the flooring will improve the home's functionality and increase the value.
• Both trim landscaping — Trimming the landscaping will improve the home's curb appeal and increase the value.
• Both repair fencing — Repairing the fencing will improve the home's curb appeal and increase the value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition with visible damage and potential leaks.	Major	$15,000–50,000
exterior siding · The exterior siding is peeling and in need of repainting.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and requires trimming.	Major	$15,000–50,000
fencing · The fencing is in poor condition and may need repair or replacement.	Major	$15,000–50,000
kitchen cabinets · The kitchen cabinets are old and in need of updating.	Major	$15,000–50,000
bathroom fixtures · The bathroom appears to be outdated with old fixtures and possibly mold or mildew.	Major	$15,000–50,000
flooring · The flooring in the living room and bedrooms appears to be old and may need to be replaced or refinished.	Major	$15,000–50,000
interior walls · The interior walls appear to be in poor condition with peeling paint and possibly mold or mildew.	Major	$15,000–50,000
windows · The windows appear to be old and may need to be replaced or repaired.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both paint exterior — Painting the exterior will improve the curb appeal and increase the home's value. ↑
• Both paint interior walls — Painting the interior walls will improve the home's appearance and increase the value. ↑
• Both replace kitchen cabinets — Replacing the kitchen cabinets will improve the home's functionality and increase the value. ↑
• Both replace bathroom fixtures — Replacing the bathroom fixtures will improve the home's functionality and increase the value. ↑
• Both replace flooring — Replacing the flooring will improve the home's functionality and increase the value. ↑
• Both trim landscaping — Trimming the landscaping will improve the home's curb appeal and increase the value. ↑
• Both repair fencing — Repairing the fencing will improve the home's curb appeal and increase the value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Marion 10
• NCES district ID: 4503908
• Math proficiency: 9% ▼ -9.00%
• Reading proficiency: 23% ▲ 1.00%
• Median HH income: $31,200
• Composite: 12.75/100
• National rank: #9600
• State rank: #79 of 80 in SC

Livability — Marion

• Score: 55/100
• State rank: #306
• US rank: #23400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, SC
• Population (ZIP): 13,788

Population outlook (Marion County) Hauer SSP2

• Today (2025): 29,121 people
• By 2030: 27,539 · -5.4%
• By 2040: 24,391 · -16.2%
• By 2050: 21,566 · -25.9%
• By 2075: 15,537 · -46.6%
• By 2100: 10,680 · -63.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (57%)
• Race & ethnicity: Black 57% White 40% Hispanic / Latino 2%
• Common ancestry: Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Marion

• 2024 margin: D (+10.5) · D 54.6% · R 44.1% · Other 1.2%
• 2008→2024 swing: -15.2pp toward R · 2008: 25.7pp · 2024: 10.5pp
• All cycles: 2024: D+10.5 2020: D+21.5 2016: D+21.7 2012: D+29.8 2008: D+25.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.98%
• Current HPI: 125.5834
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $85,000 RAGPD
• 2026-06-11 Listed $85,000 CCAR