147 Lowman St · Orangeburg, SC 29115

$99,999

8 bd · 2.0 ba · 2,229 sqft · SingleFamily public records · 24 Days on market

Built 1960 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

Calling all investors, renovators, and visionaries! This unique brick home is full of historic charm and architectural character, featuring a distinctive curved roofline, arched entryways, and endless potential for restoration. Situated on a spacious lot with mature trees, this property is ready for someone with the vision and resources to bring it back to life. Property is being sold STRICTLY AS-IS. Seller will make NO repairs. Buyer to verify all information deemed important, including condition, square footage, zoning, and utilities. * * * Use caution when viewing property. * * * This is not your average fixer-upper but for the right buyer, this could become something truly special

Key facts

• Curved roofline
• Spacious lot
• Brick home

Tags

• BRICK HOME
• CURVED ROOFLINE
• ARCHED ENTRYWAYS
• SPACIOUS LOT
• MATURE TREES

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Utility service: Department of Public Utilities
• Home design: Single family detached residential property
• Exterior features: Lot between 0 and 0.5 acre; No other structures

Interior

• Bedrooms: 8 bedrooms
• Flooring: Wood
• Bathrooms: 2 bathrooms
• Interior features: Wood flooring; Has basement

What this means for you Summary

Snapshot

• This is a 8-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Sheridan Elementary (math 8%, 486 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: 227 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 $691 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,499 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.43% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.66%
• DSCR: 1.65
• GRM: 5.8

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $5,662
• Equity at exit: $14,910

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $33,313
• Equity at exit: $8,646

Cash invested: $28,000 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 227
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$222 /mo · $2,665/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $342

Break-even live

Break-even rent $998

Max offer price $99,999

Occupancy floor 71%

Sensitivity live

Price	-10% $399	-5% $370	+0% $342	+5% $314	+10% $285
Rent	-10% $229	-5% $286	+0% $342	+5% $399	+10% $455
Rate	-1.0pp $392	-0.5pp $367	base $342	+0.5pp $316	+1.0pp $290

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $99,999 Active 24 DOM
2. 2026-06-19
   days on market $99,999 Active 21 DOM
3. 2026-06-18
   days on market $99,999 Active 20 DOM
4. 2026-06-17
   days on market $99,999 Active 19 DOM
5. 2026-06-16
   days on market $99,999 Active 18 DOM
6. 2026-06-15
   days on market $99,999 Active 17 DOM
7. 2026-06-14
   days on market $99,999 Active 15 DOM
8. 2026-06-12
   days on market $99,999 Active 14 DOM
9. 2026-06-09
   days on market $99,999 Active 11 DOM
10. 2026-06-08
    days on market $99,999 Active 10 DOM
11. 2026-06-07
    days on market $99,999 Active 9 DOM
12. 2026-06-07
    days on market $99,999 Active 8 DOM
13. 2026-06-04
    days on market $99,999 Active 5 DOM
14. 2026-06-02
    days on market $99,999 Active 4 DOM
15. 2026-06-01
    days on market $99,999 Active 3 DOM
16. 2026-05-31
    days on market $99,999 Active 2 DOM
17. 2026-05-29
    listed $99,999 Active
18. 2001-01-31
    soldstatus $68,000
19. 1988-12-01
    soldstatus $52,000
20. 1988-07-01
    soldstatus $52,000

ⓘ 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: $2,665 · $222/mo
• Projected year-2 tax: $2,665 · $222/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 8/10 Severe 7 d/yr ≥108°F today · 18 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: $17,167
• − Mortgage interest: −$5,601
• − Property taxes: −$2,665
• − Insurance: −$500
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$2,909
• Taxable income: $2,745
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $3,446/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
• 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

+92.3% since first listed

4 events — show timeline

• 2026-05-29 Listed $99,999 Charleston Trident MLS
• 2001-01-31 Sold (Public Records) $68,000 Public Records
• 1988-12-01 Sold (Public Records) $52,000 Public Records
• 1988-07-01 Sold (Public Records) $52,000 Public Records

Property tax history

+5.1%/yr

Latest (2024): $2,665 · +13.2% YoY. Source: county tax records.