1571 Marshall St · Orangeburg, SC 29118

$130,000

3 bd · 1.5 ba · 1,390 sqft · SingleFamily public records · 51 Days on market

Built 1963 0.36 ac lot Est $227k · 43% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 1.5 bath brick home conveniently located within walking distance of grocery store; home offers hardwood flooring and will need some upgrades

Key facts

• 0.36 acre lot
• Parking
• Built 1963

Property features AI

Exterior

• Parking: 1-car carport
• Utilities: Public sewer; Serviced by Department of Public Utilities
• Home design: Single-family detached home; One story; Ground level entry; Located in Marshall Heights subdivision; Lot under 0.5 acre
• Exterior features: Architectural roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1.5 bathrooms
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (1.4% below list).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.2% in Orangeburg — 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 54/100 on livability (#324 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety B; Watch: housing C-, crime F, amenities D-.
• Zoned schools: Marshall Elementary (math 24%, 651 students, 100% FRL); William J. Clark Middle (math 12%, 687 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 163 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $226,570
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1467 Rhoad St	0.17mi	3/1.5	1,381 (-1%)	15mo	$168,000	$122	78
1650 John Wesley Dr	0.18mi	3/1.5	1,539 (+11%)	11mo	$129,900	$84	65
194 Orangepark Dr	0.70mi	3/2.0	1,353 (-3%)	3mo	$222,000	$164	58
122 Remote Dr	0.39mi	3/2.0	1,520 (+9%)	13mo	$265,900	$175	53
248 Young Town Cir	0.41mi	3/2.5	1,535 (+10%)	13mo	$249,900	$163	49
425 Young Town Cir	0.34mi	3/2.0	1,520 (+9%)	22mo	$267,900	$176	48
1224 Nelson St	0.65mi	3/2.0	1,316 (-5%)	16mo	$180,000	$137	45
260 Young Town Cir	0.40mi	3/2.0	1,200 (-14%)	14mo	$216,000	$180	45
2136 Pinnacle St	0.72mi	3/2.0	1,515 (+9%)	6mo	$185,550	$122	45
342 Orangepark Dr	0.73mi	3/2.0	1,436 (+3%)	18mo	$215,000	$150	43
324 Young Town Circle Cir	0.37mi	3/2.0	1,200 (-14%)	18mo	$225,900	$188	42
112 Praline Ct	0.64mi	3/2.0	1,593 (+15%)	6mo	$219,125	$138	39

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-10,011
• Equity at exit: $19,383

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $5,470
• Equity at exit: $11,240

Cash invested: $36,400 (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 29118

• Home prices YoY: -28.9%
• Active inventory: 163
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $174

Break-even live

Break-even rent $1,062

Max offer price $130,000

Occupancy floor 81%

Sensitivity live

Price	-10% $247	-5% $211	+0% $174	+5% $137	+10% $100
Rent	-10% $73	-5% $123	+0% $174	+5% $224	+10% $275
Rate	-1.0pp $239	-0.5pp $207	base $174	+0.5pp $140	+1.0pp $106

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Keyport Ct Orangeburg, SC	2.0	2.0	980	$1,100	$1.12	26d	1	0.67mi
120 Keyport Ct Orangeburg, SC	2.0	2.0	1007	$1,100	$1.09	26d	1	0.67mi
996 Chester St Orangeburg, SC	3.0	1.5	1170	$1,050	$0.90	6d	1	0.92mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $130,000 Pending 51 DOM
2. 2026-06-04
   days on market $130,000 Active 49 DOM
3. 2026-06-02
   days on market $130,000 Active 48 DOM
4. 2026-06-01
   days on market $130,000 Active 47 DOM
5. 2026-05-31
   days on market $130,000 Active 46 DOM
6. 2026-05-31
   days on market $130,000 Active 45 DOM
7. 2026-04-15
   listed $130,000 Active
8. 2006-09-12
   soldstatus $100,500
9. 2006-09-12
   soldstatus $100,500

ⓘ 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: $1,237 · $103/mo
• Projected year-2 tax: $1,237 · $103/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,385
• − Mortgage interest: −$7,282
• − Property taxes: −$1,237
• − Insurance: −$650
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$3,782
• Taxable loss: −$28
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $2,093/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 — Orangeburg

• Score: 54/100
• State rank: #324
• US rank: #23942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orangeburg, SC
• County: Orangeburg County · 15,135 people
• City population: 15,135
• Metro: Orangeburg, SC
• Population (ZIP): 15,135
• Household income: $64,167
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 253.0

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 (63%)
• Race & ethnicity: Black 63% White 28% Hispanic / Latino 5% Asian 2% Two or more races 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Arabic 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: ▼ -71.45%
• Current HPI: 176.0101
• Rent YoY: —
• Metro: Orangeburg, SC
• 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

+29.4% since first listed

3 events — show timeline

• 2026-04-15 Listed $130,000 Charleston Trident MLS
• 2006-09-12 Sold (Public Records) $100,500 Public Records
• 2006-09-12 Sold (Public Records) $100,500 Public Records

Property tax history

+9.2%/yr

Latest (2024): $1,237 · +11.6% YoY. Source: county tax records.