107 Locust St · Great Falls, SC 29055

$50,000

2 bd · None ba · 1,092 sqft · SingleFamily public records · 37 Days on market

Est $67k · 25% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

For sale by owner & acirc; & euro; & cent; I have the deed in hand & acirc; & euro; & cent; I have more pictures also & acirc; & euro; & cent; I do have the fire report (if that & acirc; & euro; & trade; s important) Seating on a 10,236 sqft lot (0.235 acre) This 2 bedroom, 1 bathroom single-family home is located in a quiet neighborhood and offers strong potential for investors seeking a value-add project. The property requires extensive renovation and is being sold strictly as-is. The home features a metal roof with smoke damage present; however, there is no interior water damage (as seen in pictures), providing a solid foundati

Key facts

• Listed 37 days

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 2.9% in Great Falls — 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 59/100 on livability (#244 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: schools F, amenities F, commute F.
• Chester 01 (rural): math 23% / reading 34% proficiency, ranked #59 of 80 in SC (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 48 active listings in the ZIP; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $1k appreciation (2.6% local appreciation)).
• Chester County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 44% 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.98% ✓
• Cap rate: 17.54%
• Cash-on-cash: 40.15%
• DSCR: 2.79
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $66,612
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Holly St	0.26mi	2/1.0	1,152 (+6%)	6mo	$70,000	$61	74
99 Locust St	0.08mi	3/2.0 (+1)	1,211 (+11%)	17mo	$195,000	$161	59
38 Holly St	0.33mi	3/1.0 (+1)	1,224 (+12%)	9mo	$60,000	$49	52

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

Projected returns pro-forma

2.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.0%
• Equity multiple: 3.48×
• Total profit: $34,779
• Equity at exit: $21,338

10-year hold

• IRR: 45.2%
• Equity multiple: 6.95×
• Total profit: $83,360
• Equity at exit: $32,021

Cash invested: $14,000 (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 29055

• Home prices YoY: 1.1%
• Active inventory: 48
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $468

Break-even live

Break-even rent $399

Max offer price $50,000

Occupancy floor 48%

Sensitivity live

Price	-10% $497	-5% $483	+0% $468	+5% $454	+10% $440
Rent	-10% $390	-5% $429	+0% $468	+5% $508	+10% $547
Rate	-1.0pp $494	-0.5pp $481	base $468	+0.5pp $455	+1.0pp $442

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $50,000 Active 37 DOM
2. 2026-06-17
   days on market $50,000 Active 36 DOM
3. 2026-06-16
   days on market $50,000 Active 35 DOM
4. 2026-06-15
   days on market $50,000 Active 34 DOM
5. 2026-06-13
   days on market $50,000 Active 32 DOM
6. 2026-06-09
   days on market $50,000 Active 28 DOM
7. 2026-06-08
   days on market $50,000 Active 27 DOM
8. 2026-06-07
   days on market $50,000 Active 26 DOM
9. 2026-06-04
   days on market $50,000 Active 23 DOM
10. 2026-06-03
    days on market $50,000 Active 22 DOM
11. 2026-06-02
    days on market $50,000 Active 21 DOM
12. 2026-06-01
    days on market $50,000 Active 20 DOM
13. 2026-05-31
    days on market $50,000 Active 19 DOM
14. 2026-05-12
    listed $50,000 Active

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $387 · $32/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,905
• − Mortgage interest: −$2,801
• − Property taxes: −$387
• − Insurance: −$250
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$1,455
• Taxable income: $5,108
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $4,395/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: Chester 01
• NCES district ID: 4501530
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 34% ▬ 0.00%
• Median HH income: $34,041
• Composite: 23.39/100
• National rank: #7902
• State rank: #59 of 80 in SC

Livability — Great Falls

• Score: 59/100
• State rank: #244
• US rank: #20086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Great Falls, SC
• City population: 3,858
• Population (ZIP): 3,858

Population outlook (Chester County) Hauer SSP2

• Today (2025): 30,121 people
• By 2030: 28,700 · -4.7%
• By 2040: 25,784 · -14.4%
• By 2050: 23,001 · -23.6%
• By 2075: 17,770 · -41.0%
• By 2100: 13,584 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Black 37% Two or more races 12% Hispanic / Latino 3%
• Common ancestry: Italian 1% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Chester

• 2024 margin: R (+17.2) · D 40.8% · R 58.0% · Other 1.1%
• 2008→2024 swing: -25.5pp toward R · 2008: 8.3pp · 2024: -17.2pp
• All cycles: 2024: R+17.2 2020: R+10.9 2016: R+4.8 2012: D+10.5 2008: D+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.59%
• Current HPI: 247.4479
• 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

1 event — show timeline

• 2026-05-12 Listed $50,000 FSBO.com

Property tax history

+10.6%/yr

Latest (2025): $387 · +4.2% YoY. Source: county tax records.