1841 Jasper St · Georgetown, SC 29440

$227,990

3 bd · 1.0 ba · 2,080 sqft · SingleFamily public records · 43 Days on market

Built 1995 10,454 sqft lot Est $366k · 38% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.5/10.0
• 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

Owner LRA-SC--Great Home--Very Desirable Community-Extra-large Family/DenArea with Fireplace-Hardwood floors-two side patios--Xlarge Lot for the area --New roof, A/C Unit, Water Heater----EZ2S--Motivated Seller

Key facts

• 0.24 acre lot
• 4 parking spots
• Built 1995

Property features AI

Finance

• Other: For sale
• HOA & community: HOA fees billed monthly

Exterior

• Parking: Driveway; 4 parking spaces (total)
• Utilities: Electricity available
• Home design: Residential zoning; Resale property
• Construction: Lot dimensions 90 x 130 x 70 x 138; Lot size approximately 0.24 acre (public records)
• Exterior features: Fence; Sprinkler / irrigation; Front porch

Interior

• Kitchen: Cooktop; Dishwasher; Freezer; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Garden tub / Roman tub; Main level primary bedroom; Tub with shower; Solid surface counters; Unfurnished
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $228k).
• Recommended offer: $221k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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, schools F, crime 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.
• Market conditions: 409 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $221,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $366,080
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2004 Seitter St	0.16mi	3/2.0	1,866 (-10%)	4mo	$215,000	$115	68
1919 Allston St	0.09mi	3/2.0	1,942 (-7%)	23mo	$299,000	$154	62
407 Kensington Walnut Ave	0.44mi	3/2.0	2,013 (-3%)	15mo	$330,000	$164	58
1682 Pickens St	0.30mi	4/1.5 (+1)	1,859 (-11%)	6mo	$200,000	$108	56
447 Bragdon Ave	0.27mi	4/3.0 (+1)	1,904 (-8%)	12mo	$385,000	$202	50
1852 Marion St	0.56mi	3/2.0	1,884 (-9%)	7mo	$392,000	$208	49
359 Rose Ave	0.59mi	4/2.5 (+1)	2,050 (-1%)	13mo	$400,000	$195	49
1834 Kensington Estates Marion St	0.53mi	4/2.0 (+1)	1,978 (-5%)	22mo	$344,000	$174	40
2231 Flora St	0.45mi	3/2.0	1,794 (-14%)	16mo	$315,000	$176	39
331 Lot 5 Lakewood Ave - Santee Lakewood Ave	0.41mi	4/3.0 (+1)	2,388 (+15%)	13mo	$439,990	$184	32
58 Lot 12 - Sullivan Millsite Ct	0.68mi	3/2.0	1,812 (-13%)	15mo	$349,667	$193	30

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-4,791
• Equity at exit: $33,994

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $36,996
• Equity at exit: $19,712

Cash invested: $63,837 (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: 409
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,388 medium
• Mortgage (P&I): −$1,196
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $506

Break-even live

Break-even rent $1,747

Max offer price $227,990

Occupancy floor 74%

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: $56,998
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-18
   days on market $227,990 Active 43 DOM
2. 2026-06-17
   price $227,990 Active 42 DOM
3. 2026-06-17
   days on market $229,990 Active 42 DOM
4. 2026-06-16
   days on market $229,990 Active 41 DOM
5. 2026-06-15
   days on market $229,990 Active 40 DOM
6. 2026-06-14
   days on market $229,990 Active 38 DOM
7. 2026-06-10
   days on market $229,990 Active 35 DOM
8. 2026-06-09
   days on market $229,990 Active 34 DOM
9. 2026-06-08
   days on market $229,990 Active 33 DOM
10. 2026-06-07
    days on market $229,990 Active 32 DOM
11. 2026-06-03
    days on market $229,990 Active 28 DOM
12. 2026-06-02
    days on market $229,990 Active 27 DOM
13. 2026-06-01
    days on market $229,990 Active 26 DOM
14. 2026-05-31
    days on market $229,990 Active 25 DOM
15. 2026-05-30
    days on market $229,990 Active 24 DOM
16. 2026-05-04
    listed $229,990 Active
17. 2026-04-30
    historical
18. 2026-03-17
    price $232,000
19. 2026-03-05
    price $233,000
20. 2026-02-18
    price $236,990
21. 2026-01-21
    price $237,990
22. 2026-01-07
    price $239,990
23. 2025-11-19
    price $242,990
24. 2025-10-02
    price $244,990
25. 2025-09-22
    price $249,990
26. 2025-09-10
    price $254,990
27. 2025-08-22
    price $259,990
28. 2025-07-17
    price $264,990
29. 2025-07-02
    price $269,990
30. 2025-06-11
    price $274,900
31. 2025-06-03
    price $279,900
32. 2025-05-27
    price $284,900
33. 2025-05-14
    price $290,900
34. 2025-04-25
    price $294,900
35. 2025-04-09
    price $299,900
36. 2025-03-18
    price $304,900
37. 2025-01-26
    listed $314,900 Active
38. 2025-01-17
    soldstatus $210,000
39. 2006-02-24
    soldstatus $129,000 211-char remark

    Show marketing remark (211 chars)

    Owner LRA-SC--Great Home--Very Desirable Community-Extra-large Family/DenArea with Fireplace-Hardwood floors-two side patios--Xlarge Lot for the area --New roof, A/C Unit, Water Heater----EZ2S--Motivated Seller

40. 2005-05-03
    listed $138,500 211-char remark

    Show marketing remark (211 chars)

    Owner LRA-SC--Great Home--Very Desirable Community-Extra-large Family/DenArea with Fireplace-Hardwood floors-two side patios--Xlarge Lot for the area --New roof, A/C Unit, Water Heater----EZ2S--Motivated Seller

ⓘ 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: $1,074 · $90/mo
• Projected year-2 tax: $1,300 · $108/mo
• Expected delta: +$225/yr (+$19/mo · 21.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $28,652
• − Mortgage interest: −$12,771
• − Property taxes: −$1,074
• − Insurance: −$1,140
• − Repairs & maintenance: −$2,292
• − Management: −$2,292
• − Depreciation: −$6,632
• Taxable income: $2,450
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $5,486/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

+66.1% since first listed

25 events — show timeline

• 2026-05-04 Listed $229,990 CCAR
• 2026-04-30 Listing Removed — CCAR
• 2026-03-17 Price Changed $232,000 CCAR
• 2026-03-05 Price Changed $233,000 CCAR
• 2026-02-18 Price Changed $236,990 CCAR
• 2026-01-21 Price Changed $237,990 CCAR
• 2026-01-07 Price Changed $239,990 CCAR
• 2025-11-19 Price Changed $242,990 CCAR
• 2025-10-02 Price Changed $244,990 CCAR
• 2025-09-22 Price Changed $249,990 CCAR
• 2025-09-10 Price Changed $254,990 CCAR
• 2025-08-22 Price Changed $259,990 CCAR
• 2025-07-17 Price Changed $264,990 CCAR
• 2025-07-02 Price Changed $269,990 CCAR
• 2025-06-11 Price Changed $274,900 CCAR
• 2025-06-03 Price Changed $279,900 CCAR
• 2025-05-27 Price Changed $284,900 CCAR
• 2025-05-14 Price Changed $290,900 CCAR
• 2025-04-25 Price Changed $294,900 CCAR
• 2025-04-09 Price Changed $299,900 CCAR
• 2025-03-18 Price Changed $304,900 CCAR
• 2025-01-26 Listed $314,900 CCAR
• 2025-01-17 Sold (Public Records) $210,000 Public Records
• 2006-02-24 Sold (MLS) $129,000 CCAR
• 2005-05-03 Listed $138,500 CCAR

Property tax history

+5.2%/yr

Latest (2025): $1,074 · +5.8% YoY. Source: county tax records.