1041 Airport Rd · Dillon, SC 29536

$17,900

2 bd · 1.0 ba · 1,008 sqft · Other · 29 Days on market

Built 1967 0.27 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investors or buyers looking to add their personal touch! This 2 bedroom, 1 bath home offers approximately 1,008 sq ft and is located in the county. Fixer upper property with plenty of potential for a renovation project, rental investment, or starter home. Situated on a spacious lot with room to make it your own.

Key facts

• Spacious lot
• 0.27 acre lot
• Built 1967

Tags

• SPACIOUS LOT

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single-family residential property
• Construction: Vinyl siding
• Exterior features: Lot on approximately 0.27 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $18k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $18k).
• Recommended offer: $18k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#163 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, crime F, amenities F.
• Dillon 04 (town): math 14% / reading 27% proficiency, ranked #72 of 80 in SC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dillon Middle (math 10% / reading 22%, grade F, #196 of 229 statewide, top 87%, 666 students, 100% FRL); Dillon High (math 12% / reading 67%, grade F, #180 of 196 statewide, top 93%, 869 students, 100% FRL) — zoned schools average 100% FRL vs 83% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 79 active listings in the ZIP; 41 units permitted in Dillon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $124 of loan paydown is wiped out by about $537 of value loss. Plan a longer hold.
• Dillon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $17,631 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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?
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: 5.44% ✓
• Cap rate: 49.62%
• Cash-on-cash: 154.73%
• DSCR: 7.88
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.64×
• Total profit: $38,273
• Equity at exit: $2,669

10-year hold

• IRR: —
• Equity multiple: 18.24×
• Total profit: $86,387
• Equity at exit: $1,548

Cash invested: $5,012 (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 29536

• Home prices YoY: -33.9%
• Active inventory: 79
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $268/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $646

Break-even live

Break-even rent $157

Max offer price $17,900

Occupancy floor 29%

Sensitivity live

Price	-10% $659	-5% $652	+0% $646	+5% $640	+10% $634
Rent	-10% $569	-5% $608	+0% $646	+5% $685	+10% $723
Rate	-1.0pp $655	-0.5pp $651	base $646	+0.5pp $642	+1.0pp $637

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: $4,475
• Closing costs: $537
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $17,900 Active 29 DOM
2. 2026-06-18
   days on market $17,900 Active 27 DOM
3. 2026-06-17
   days on market $17,900 Active 26 DOM
4. 2026-06-16
   days on market $17,900 Active 25 DOM
5. 2026-06-15
   days on market $17,900 Active 24 DOM
6. 2026-06-13
   days on market $17,900 Active 22 DOM
7. 2026-06-12
   days on market $17,900 Active 21 DOM
8. 2026-06-09
   days on market $17,900 Active 18 DOM
9. 2026-06-08
   days on market $17,900 Active 17 DOM
10. 2026-06-08
    days on market $17,900 Active 16 DOM
11. 2026-06-07
    days on market $17,900 Active 15 DOM
12. 2026-06-04
    days on market $17,900 Active 12 DOM
13. 2026-06-02
    days on market $17,900 Active 11 DOM
14. 2026-06-01
    days on market $17,900 Active 10 DOM
15. 2026-05-31
    days on market $17,900 Active 9 DOM
16. 2026-05-22
    listed $17,900 Active

ⓘ 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 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 · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,695
• − Mortgage interest: −$1,003
• − Property taxes: −$268
• − Insurance: −$90
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$521
• Taxable income: $7,943
• Est. tax owed @ 24.0%: −$1,906
• After-tax cash flow: $5,849/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: Dillon 04
• NCES district ID: 4501920
• Math proficiency: 14% ▼ -15.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $27,820
• Composite: 16.16/100
• National rank: #9230
• State rank: #72 of 80 in SC

Livability — Dillon

• Score: 63/100
• State rank: #163
• US rank: #14995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,825
• Population (ZIP): 15,825

Population outlook (Dillon County) Hauer SSP2

• Today (2025): 29,087 people
• By 2030: 27,713 · -4.7%
• By 2040: 24,772 · -14.8%
• By 2050: 21,836 · -24.9%
• By 2075: 15,165 · -47.9%
• By 2100: 9,849 · -66.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 54% White 36% Two or more races 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Dillon

• 2024 margin: R (+10.8) · D 44.2% · R 55.0%
• 2008→2024 swing: -22.3pp toward R · 2008: 11.4pp · 2024: -10.8pp
• All cycles: 2024: R+10.8 2020: R+1.1 2016: D+1.7 2012: D+16.3 2008: D+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.08%
• Current HPI: 89.7124
• 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

• 2026-05-22 Listed $17,900 RAGPD

Property tax history

-12.5%/yr

Latest (2025): $33 · +3.5% YoY. Source: county tax records.