606 Curry St · Newtown, SC 29536

$72,000

3 bd · 1.0 ba · 919 sqft · SingleFamily · 807 Days on market

Built 1970 0.26 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Selling As-Is! Good investment property.

Key facts

• Investment property
• 0.26 acre lot
• Built 1970

Tags

• INVESTMENT PROPERTY

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Brick veneer construction
• Construction: Brick veneer; Built area above grade: 919; 0.26-acre lot
• Exterior features: Front porch; Storm door(s)

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Ceiling fan(s); Cooling present
• Interior features: Storm windows; Laminate flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Dillon 04 (town): math 14% / reading 27% proficiency, ranked #72 of 80 in SC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dillon Middle (math 10% / reading 22%, grade F, #196 of 229 statewide, top 87%, 666 students, 100% FRL); Dillon High (math 12% / reading 67%, grade F, #180 of 196 statewide, top 93%, 869 students, 100% FRL) — zoned schools average 100% FRL vs 83% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 41 units permitted in Dillon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dillon County population projected at -25% 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 807 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 807 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 1970 — 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. 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: 1.53% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.11%
• DSCR: 1.98
• GRM: 5.5

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: 14.9%
• Equity multiple: 1.60×
• Total profit: $12,006
• Equity at exit: $10,735

10-year hold

• IRR: 23.6%
• Equity multiple: 3.03×
• Total profit: $40,983
• Equity at exit: $6,225

Cash invested: $20,160 (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 29536

• Home prices YoY: -33.9%
• Active inventory: 78
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $371

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 61%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1054 Meekins Rd Dillon, SC	3.0	2.0	1000	$1,100	$1.10	14d	1	1.24mi

Listing history 16 events

1. 2026-06-18
   days on market $72,000 Active 807 DOM
2. 2026-06-17
   days on market $72,000 Active 806 DOM
3. 2026-06-16
   days on market $72,000 Active 805 DOM
4. 2026-06-15
   days on market $72,000 Active 804 DOM
5. 2026-06-13
   days on market $72,000 Active 802 DOM
6. 2026-06-12
   days on market $72,000 Active 801 DOM
7. 2026-06-09
   days on market $72,000 Active 798 DOM
8. 2026-06-08
   days on market $72,000 Active 797 DOM
9. 2026-06-08
   days on market $72,000 Active 796 DOM
10. 2026-06-07
    days on market $72,000 Active 795 DOM
11. 2026-06-04
    days on market $72,000 Active 792 DOM
12. 2026-06-02
    days on market $72,000 Active 791 DOM
13. 2026-06-01
    days on market $72,000 Active 790 DOM
14. 2026-05-31
    days on market $72,000 Active 789 DOM
15. 2024-10-31
    status Active
16. 2024-03-31
    listed $72,000 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: $13,200
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,095
• Taxable income: $3,520
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $3,612/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: Dillon 04
• NCES district ID: 4501920
• Math proficiency: 14% ▼ -15.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $27,820
• Composite: 16.16/100
• National rank: #9230
• State rank: #72 of 80 in SC

Livability — Newtown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Newtown, SC
• Population (ZIP): 15,825

Population outlook (Dillon County) Hauer SSP2

• Today (2025): 29,087 people
• By 2030: 27,713 · -4.7%
• By 2040: 24,772 · -14.8%
• By 2050: 21,836 · -24.9%
• By 2075: 15,165 · -47.9%
• By 2100: 9,849 · -66.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 54% White 36% Two or more races 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Dillon

• 2024 margin: R (+10.8) · D 44.2% · R 55.0%
• 2008→2024 swing: -22.3pp toward R · 2008: 11.4pp · 2024: -10.8pp
• All cycles: 2024: R+10.8 2020: R+1.1 2016: D+1.7 2012: D+16.3 2008: D+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.08%
• Current HPI: 89.7124
• 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

2 events — show timeline

• 2024-10-31 Relisted — RAGPD
• 2024-03-31 Listed $72,000 RAGPD