700 Perch Ln · Santee, SC 29142

$291,620

3 bd · 2.5 ba · 1,517 sqft · SingleFamily · 109 Days on market

Built 2026 4,791 sqft lot Est $272k · 7% over $43/mo HOA · 2% of rent

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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 +7.5/30.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• ARV discount +4.2/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.6/10.0

Listing remarks

Special Interest Rate with Closing Cost Assistance paid for by BuilderWelcome home to 700 Striped Bass Court, where comfort, connection, and Lowcountry living come together in the heart of Center Pointe. From the moment you step inside, you'll feel the inviting energy of the contemporary design and open layout, where the living, dining, and kitchen areas flow seamlessly--creating a bright, lively space that's perfect for everyday moments and easy entertaining. The first floor is designed to bring people together, anchored by a beautiful kitchen that opens naturally to the main living area. With its welcoming layout, breakfast bar, and spacious dining area, it's a place where mornings start

Key facts

• Contemporary design
• Beautiful kitchen
• Open layout

Tags

• CONTEMPORARY DESIGN
• OPEN LAYOUT
• BEAUTIFUL KITCHEN
• BREAKFAST BAR
• SPACIOUS DINING AREA
• DEEP-WATER ACCESS

Property features AI

Finance

• HOA & community: Annual association fee of $515

Exterior

• Parking: 1-car garage; Total parking for 1 vehicle
• Utilities: Electric service by Dominion Energy; Public sewer/water not specified
• Home design: Single-family detached residence; Two levels; New construction
• Construction: Architectural fiberglass roof; Fee simple ownership
• Exterior features: Pond on the property; Level, wooded lot; Community trash service

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms; Primary bedroom on upper level with walk-in closet
• Flooring: Carpet; Vinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air; Electric heating
• Interior features: Smooth ceilings; Kitchen island; Eat-in kitchen; Living/dining combo; Pantry
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (26.3% below list).
• Recommended offer: $215k (26.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Zoned schools: Elloree Elementary (math 10%, 387 students, 100% FRL).
• Market conditions: 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.5% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($265k) is reasonable based on typical stale-listing flexibility.

Recommended offer $214,985 (26.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.29%
• DSCR: 0.76
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $271,543
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Perch Ln	0.08mi	3/2.5	1,517 (0%)	3mo	$283,900	$187	94
677 Perch Ln	0.07mi	3/2.5	1,517 (0%)	10mo	$269,850	$178	88
624 Perch Ln	0.10mi	4/2.0 (+1)	1,482 (-2%)	1mo	$262,900	$177	84
657 Perch Ln	0.05mi	4/2.0 (+1)	1,482 (-2%)	10mo	$264,850	$179	79
681 Perch Ln	0.08mi	4/2.0 (+1)	1,482 (-2%)	9mo	$252,900	$171	78
908 Bream Cir	0.13mi	4/2.0 (+1)	1,482 (-2%)	8mo	$262,325	$177	77
740 Striped Bass Ct	0.12mi	4/2.0 (+1)	1,482 (-2%)	9mo	$269,850	$182	76
748 Striped Bass Ct	0.13mi	3/2.5	1,360 (-10%)	5mo	$265,900	$196	72
904 Bream Cir	0.12mi	3/2.5	1,360 (-10%)	8mo	$281,000	$207	70
3 John Fothergill Cir	0.42mi	2/2.0 (-1)	1,518 (+0%)	12mo	$192,250	$127	63
5 John Fothergill Cir	0.43mi	2/2.0 (-1)	1,405 (-7%)	10mo	$214,500	$153	52
213 Myrtlewood Dr	0.64mi	3/2.0	1,610 (+6%)	10mo	$365,000	$227	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.24×
• Total profit: $19,638
• Equity at exit: $138,969

10-year hold

• IRR: 7.1%
• Equity multiple: 2.14×
• Total profit: $93,207
• Equity at exit: $220,477

Cash invested: $81,654 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$1,529
• Tax est. 1.5%: −$365 /mo · $4,374/yr
• Insurance: −$122
• HOA: −$43
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-360

Break-even live

Break-even rent $2,605

Max offer price $239,536

Occupancy floor —

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: $72,905
• Closing costs: $8,749
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	23d	1	0.20mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	23d	1	1.03mi
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	23d	1	1.15mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 17 events

1. 2026-06-19
   days on market $291,620 Active 109 DOM
2. 2026-06-18
   days on market $291,620 Active 108 DOM
3. 2026-06-17
   days on market $291,620 Active 107 DOM
4. 2026-06-16
   days on market $291,620 Active 106 DOM
5. 2026-06-15
   days on market $291,620 Active 105 DOM
6. 2026-06-14
   days on market $291,620 Active 103 DOM
7. 2026-06-12
   days on market $291,620 Active 102 DOM
8. 2026-06-09
   days on market $291,620 Active 99 DOM
9. 2026-06-08
   days on market $291,620 Active 98 DOM
10. 2026-06-07
    days on market $291,620 Active 97 DOM
11. 2026-06-07
    days on market $291,620 Active 96 DOM
12. 2026-06-04
    days on market $291,620 Active 93 DOM
13. 2026-06-02
    days on market $291,620 Active 92 DOM
14. 2026-06-01
    days on market $291,620 Active 91 DOM
15. 2026-05-31
    days on market $291,620 Active 90 DOM
16. 2026-05-31
    days on market $291,620 Active 89 DOM
17. 2026-03-02
    listed $291,620 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,798
• − Mortgage interest: −$16,335
• − Property taxes: −$4,374
• − Insurance: −$1,458
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − HOA: −$516
• − Depreciation: −$8,483
• Taxable loss: −$9,497
• Est. tax savings @ 24.0%: +$2,279
• After-tax cash flow: $-2,040/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 — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, SC
• Population (ZIP): 4,658

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

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: ▲ 3.47%
• Current HPI: 193.5623
• 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

• 2026-03-02 Listed $291,620 Charleston Trident MLS