111 Tallahassee Rd · Georgetown, SC 29440

$289,999

3 bd · 1.0 ba · 1,365 sqft · SingleFamily public records · 11 Days on market

Built 1972 0.46 ac lot Est $289k · at est.

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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 +16.2/30.0
• ARV discount +7.4/15.0
• DSCR +5.0/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRICK HOME IN WONDERFUL NEIGHBORHOOD, LOCATED ON THE CORNER OF TALLAHASEE AND AMANDA DRIVE. TWO CAR CARPORT, SUNROOM OVERLOOKING NICE BACK YARD, NEW VINYL WINDOWS THROUGHOUT, HEAT PUMP NEW IN 2000.

Key facts

• Formal dining room
• Spacious backyard
• Large corner lot

Tags

• LARGE CORNER LOT
• NO HOA
• ATTACHED TWO-VEHICLE CARPORT
• FORMAL DINING ROOM
• SPACIOUS BACKYARD
• BEAUTIFUL OUTDOOR LIVING AREA

Property features AI

Finance

• Other: Solar panels / solar energy generation; Zoned residential
• HOA & community: Monthly association fee

Exterior

• Parking: Carport; 6 parking spaces
• Utilities: Cable available; Electricity available; Phone available
• Home design: Single-story; Brick construction; Resale property
• Construction: Brick foundation (brick/mortar)
• Exterior features: Corner lot; Outside city limits; Rectangular lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Separate shower; Breakfast bar; Stainless steel appliances; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $153 ($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 $238k (17.9% below list).
• Recommended offer: $238k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.7% in Georgetown — 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 65/100 on livability (#141 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, crime F, commute F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kensington Elementary (math 34% / reading 31%, grade F, #366 of 597 statewide, top 62%, 555 students, 100% FRL); Georgetown Middle (math 15% / reading 23%, grade F, #185 of 229 statewide, top 81%, 712 students, 100% FRL); Georgetown High (math 27% / reading 75%, grade D+, #148 of 196 statewide, top 76%, 940 students, 77% FRL) — zoned schools average 92% FRL vs 59% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 412 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y ago 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.
• Current owner paid $138k; list at $290k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $238,063 (17.9% below list)

Questions for the listing agent

1. Built in 1972 — 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: 0.82% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $289,380
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Lot 53 Telfair Rd - Kokomo Telfair Rd	0.17mi	3/2.0	1,535 (+12%)	12mo	$324,990	$212	57

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: $-37,389
• Equity at exit: $43,240

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-20,564
• Equity at exit: $25,074

Cash invested: $81,200 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 412
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,381 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $153

Break-even live

Break-even rent $2,187

Max offer price $289,999

Occupancy floor 89%

Sensitivity live

Price	-10% $317	-5% $235	+0% $153	+5% $71	+10% $-11
Rent	-10% $-35	-5% $59	+0% $153	+5% $247	+10% $341
Rate	-1.0pp $299	-0.5pp $227	base $153	+0.5pp $78	+1.0pp $1

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-14
   statusdays on market $289,999 Pending 11 DOM
2. 2026-06-10
   days on market $289,999 Active 9 DOM
3. 2026-06-09
   days on market $289,999 Active 8 DOM
4. 2026-06-08
   days on market $289,999 Active 7 DOM
5. 2026-06-07
   days on market $289,999 Active 6 DOM
6. 2026-06-03
   days on market $289,999 Active 2 DOM
7. 2026-06-02
   remarks 687-char remark
8. 2026-06-02
   listed $289,999 Active 1 DOM

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,653 · $138/mo
• Expected delta: +$619/yr (+$52/mo · 59.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,568
• − Mortgage interest: −$16,244
• − Property taxes: −$1,034
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − Depreciation: −$8,436
• Taxable loss: −$3,168
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $2,595/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Georgetown

• Score: 65/100
• State rank: #141
• US rank: #13446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• 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

+107.3% since first listed

4 events — show timeline

• 2026-06-01 Listed $289,999 CCAR
• 2005-10-31 Sold (Public Records) $138,000 Public Records
• 2005-10-28 Sold (MLS) $138,000 CCAR
• 2005-09-22 Listed $139,900 CCAR

Property tax history

+4.5%/yr

Latest (2025): $1,034 · +5.7% YoY. Source: county tax records.