480 Hidden Acres Rd · Cordova, SC 29039

$199,900

4 bd · 2.0 ba · 1,691 sqft · SingleFamily public records · 46 Days on market

Built 1974 2.47 ac lot

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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 +9.0/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks

Brick ranch 4BR 2BA home nesteled on 2.47 acres in secluded area with a nice porch on the back. Roof replaced in 2015, HVAC replaced in 2018, Water heater replaced also. Pantry in kitchen, walk-in closet in master BR. Block building 35x45 with 2 overhead doors. Sold as is.

Key facts

• Block building
• Walk-in closet
• Pantry in kitchen

Tags

• PANTRY IN KITCHEN
• WALK-IN CLOSET
• BLOCK BUILDING

Property features AI

Finance

• HOA & community: Horses allowed; RV/boat storage; Storage available

Exterior

• Parking: 2-car carport; 2 parking spaces; Second garage; Workshop (separate structure)
• Utilities: Septic tank; Public utilities available
• Home design: Single-family detached home; One level
• Construction: No other construction details provided
• Exterior features: Garden; Level lot; 2–5 acre parcel

Interior

• Kitchen: Dishwasher; Range hood; Kitchen island; Pantry
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Heat pump
• Interior features: Blown ceiling insulation; Kitchen island; Walk-in closets; Ceiling fans; Family room; Formal living room; Entrance foyer; Pantry; Utility space
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup; Utility space

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (34.4% below list).
• Recommended offer: $131k (34.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#230 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Zoned schools: Edisto Primary (554 students, 100% FRL); Carver Edisto Middle (math 12%, 515 students, 100% FRL); Edisto High (math 24%, 677 students, 100% FRL).
• Market conditions: 15 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (6.0% 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $131,078 (34.4% 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 46 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.86×
• Total profit: $48,170
• Equity at exit: $126,162

10-year hold

• IRR: 13.3%
• Equity multiple: 3.66×
• Total profit: $149,131
• Equity at exit: $229,220

Cash invested: $55,972 (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 29039

• Home prices YoY: 4.0%
• Active inventory: 15
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$60 /mo · $715/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-156

Break-even live

Break-even rent $1,508

Max offer price $172,397

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-99	+0% $-156	+5% $-212	+10% $-269
Rent	-10% $-259	-5% $-207	+0% $-156	+5% $-104	+10% $-52
Rate	-1.0pp $-55	-0.5pp $-105	base $-156	+0.5pp $-207	+1.0pp $-260

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $199,900 Active 46 DOM
2. 2026-06-18
   days on market $199,900 Active 45 DOM
3. 2026-06-17
   days on market $199,900 Active 44 DOM
4. 2026-06-16
   days on market $199,900 Active 43 DOM
5. 2026-06-15
   days on market $199,900 Active 42 DOM
6. 2026-06-14
   days on market $199,900 Active 40 DOM
7. 2026-06-12
   days on market $199,900 Active 39 DOM
8. 2026-06-09
   days on market $199,900 Active 36 DOM
9. 2026-06-08
   days on market $199,900 Active 35 DOM
10. 2026-06-07
    days on market $199,900 Active 34 DOM
11. 2026-06-07
    days on market $199,900 Active 33 DOM
12. 2026-06-04
    days on market $199,900 Active 30 DOM
13. 2026-06-02
    days on market $199,900 Active 29 DOM
14. 2026-06-01
    days on market $199,900 Active 28 DOM
15. 2026-05-31
    days on market $199,900 Active 27 DOM
16. 2026-05-31
    days on market $199,900 Active 26 DOM
17. 2026-05-04
    listed $199,900 Active

ⓘ 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: $715 · $60/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$424/yr (+$35/mo · 59.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 17 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: $15,729
• − Mortgage interest: −$11,198
• − Property taxes: −$715
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$5,815
• Taxable loss: −$5,515
• Est. tax savings @ 24.0%: +$1,324
• After-tax cash flow: $-545/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 — Cordova

• Score: 60/100
• State rank: #230
• US rank: #19531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,008

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 52% White 40% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 1% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% 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: ▲ 6.04%
• Current HPI: 158.3882
• 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

• 2026-05-04 Listed $199,900 Charleston Trident MLS

Property tax history

+5.2%/yr

Latest (2024): $715 · +45.0% YoY. Source: county tax records.