422 Beason Rd · Orangeburg, SC 29115

$89,900

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 142 Days on market

Built 1965 0.35 ac lot

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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
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come seе thiѕ 3 Bеdrοom and 1 Bаth hοme on a nice lot.

Key facts

• 0.35 acre lot
• Parking
• Built 1965

Property features AI

Finance

• Other: Property includes 1 lot

Exterior

• Parking: Driveway
• Utilities: Public water
• Home design: Single-story home; Abbeyville model
• Construction: Brick construction; Asphalt roof
• Exterior features: Yard fenced; Fence

Interior

• Kitchen: Kitchen
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fan(s); Main level primary; Unfinished walls; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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-, schools F, crime F.
• Market conditions: 226 active listings in the ZIP; 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $90k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 1.51% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.37%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $253,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Gospel Hill Ct	0.38mi	3/2.0	1,233 (-5%)	4mo	$239,990	$195	66
281 Beason	0.18mi	3/1.0	1,365 (+5%)	24mo	$139,000	$102	64

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: 13.9%
• Equity multiple: 1.56×
• Total profit: $14,004
• Equity at exit: $13,404

10-year hold

• IRR: 22.7%
• Equity multiple: 2.95×
• Total profit: $49,041
• Equity at exit: $7,773

Cash invested: $25,172 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $448

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 62%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $89,900 Active 142 DOM
2. 2026-06-18
   days on market $89,900 Active 141 DOM
3. 2026-06-17
   days on market $89,900 Active 140 DOM
4. 2026-06-16
   days on market $89,900 Active 139 DOM
5. 2026-06-15
   days on market $89,900 Active 138 DOM
6. 2026-06-14
   days on market $89,900 Active 136 DOM
7. 2026-06-12
   days on market $89,900 Active 135 DOM
8. 2026-06-09
   days on market $89,900 Active 132 DOM
9. 2026-06-08
   days on market $89,900 Active 131 DOM
10. 2026-06-07
    days on market $89,900 Active 130 DOM
11. 2026-06-07
    days on market $89,900 Active 129 DOM
12. 2026-06-04
    days on market $89,900 Active 126 DOM
13. 2026-06-02
    days on market $89,900 Active 125 DOM
14. 2026-06-01
    days on market $89,900 Active 124 DOM
15. 2026-05-31
    days on market $89,900 Active 123 DOM
16. 2026-05-31
    days on market $89,900 Active 122 DOM
17. 2026-05-16
    price $89,900
18. 2026-04-28
    status Active
19. 2026-03-24
    price $93,000
20. 2026-01-19
    listed $98,900 Active
21. 2024-10-14
    status Pending
22. 2024-09-05
    historical
23. 2023-02-03
    status Pending
24. 2023-02-03
    historical
25. 2023-01-31
    listed $50,000 Active
26. 2007-01-23
    soldstatus $43,000
27. 2006-09-26
    listed $45,000
28. 2004-09-23
    soldstatus $60,000
29. 1998-05-14
    soldstatus $58,500
30. 1965-01-01
    soldstatus $10,750

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $1,345 · $112/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 6/10 Major
• 🌡 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: $16,242
• − Mortgage interest: −$5,036
• − Property taxes: −$1,345
• − Insurance: −$450
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$2,615
• Taxable income: $4,198
• Est. tax owed @ 24.0%: −$1,007
• After-tax cash flow: $4,372/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

• City population: 15,135
• Population (ZIP): 27,179

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -56.65%
• Current HPI: 150.823
• 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

+736.3% since first listed

14 events — show timeline

• 2026-05-16 Price Changed $89,900 RSMLS
• 2026-04-28 Relisted — RSMLS
• 2026-03-24 Price Changed $93,000 RSMLS
• 2026-01-19 Listed $98,900 RSMLS
• 2024-10-14 Pending — Charleston Trident MLS
• 2024-09-05 Listing Removed — Charleston Trident MLS
• 2023-02-03 Pending — Charleston Trident MLS
• 2023-02-03 Listing Removed — Charleston Trident MLS
• 2023-01-31 Listed $50,000 Charleston Trident MLS
• 2007-01-23 Sold (MLS) $43,000 Charleston Trident MLS
• 2006-09-26 Listed $45,000 Charleston Trident MLS
• 2004-09-23 Sold (Public Records) $60,000 Public Records
• 1998-05-14 Sold (Public Records) $58,500 Public Records
• 1965-01-01 Sold (Public Records) $10,750 Public Records

Property tax history

+3.3%/yr

Latest (2024): $1,345 · +14.2% YoY. Source: county tax records.