216 Circle St · Edgefield, SC 29824

$110,000

3 bd · 2.0 ba · 576 sqft · SingleFamily public records · 357 Days on market

Built 1928 0.44 ac lot ↓ 25% since listing

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to historic Edgefield! This charming home is a two minute drive or a six minute stroll to the heart of downtown. It was built in 1928 and features original hardwood floors, three decorative fireplaces and beautiful beadboard ceilings. A wonderful base for a renovation with charm. The home was recently appraised at $160,000 so walk into equity! The backyard is huge and includes a storage shed and two covered porch. It would make a great home or investment property. Rental income of $1,200/ month possibility. Come see the potential for yourself and purchase your own piece of history!

Key facts

• Beadboard ceilings
• Huge backyard
• Storage shed

Tags

• HISTORIC EDGEFIELD
• ORIGINAL HARDWOOD FLOORS
• DECORATIVE FIREPLACES
• BEADBOARD CEILINGS
• HUGE BACKYARD
• STORAGE SHED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Three fireplaces; Total heated area approximately 1,400

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#290 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime D+, amenities F, commute F.
• Edgefield 01 (rural): math 26% / reading 39% proficiency, ranked #48 of 80 in SC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: W. E. Parker Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 375 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 86 active listings in the ZIP; 181 units permitted in Edgefield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Edgefield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 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 1928 — 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. 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?
6. Crime grade is D 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. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 8.3

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-5,709
• Equity at exit: $16,401

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $10,538
• Equity at exit: $9,511

Cash invested: $30,800 (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 29824

• Home prices YoY: -26.3%
• Active inventory: 86
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $191

Break-even live

Break-even rent $861

Max offer price $110,000

Occupancy floor 78%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   days on market $110,000 Active 357 DOM
2. 2026-06-17
   days on market $110,000 Active 356 DOM
3. 2026-06-16
   days on marketlisting id $110,000 Active 355 DOM
4. 2026-06-16
   days on marketlisting id $110,000 Active 35 DOM
5. 2026-06-15
   days on market $110,000 Active 324 DOM
6. 2026-06-14
   days on market $110,000 Active 322 DOM
7. 2026-06-13
   days on market $110,000 Active 321 DOM
8. 2026-06-10
   days on market $110,000 Active 319 DOM
9. 2026-06-09
   days on market $110,000 Active 318 DOM
10. 2026-06-08
    days on market $110,000 Active 317 DOM
11. 2026-06-07
    days on market $110,000 Active 316 DOM
12. 2026-06-05
    days on market $110,000 Active 313 DOM
13. 2026-06-03
    days on market $110,000 Active 312 DOM
14. 2026-06-03
    price $110,000 Active 311 DOM
15. 2026-06-02
    days on market $139,999 Active 311 DOM
16. 2026-06-01
    days on market $139,999 Active 310 DOM
17. 2026-05-31
    days on market $139,999 Active 309 DOM
18. 2026-05-30
    days on market $139,999 Active 308 DOM
19. 2026-05-11
    historical
20. 2026-04-30
    price $120,000 597-char remark

    Show marketing remark (597 chars)

    Welcome to historic Edgefield! This charming home is a two minute drive or a six minute stroll to the heart of downtown. It was built in 1928 and features original hardwood floors, three decorative fireplaces and beautiful beadboard ceilings. A wonderful base for a renovation with charm. The home was recently appraised at $160,000 so walk into equity! The backyard is huge and includes a storage shed and two covered porch. It would make a great home or investment property. Rental income of $1,200/ month possibility. Come see the potential for yourself and purchase your own piece of history!

21. 2026-04-30
    price $120,000

    Show marketing remark (597 chars)

    Welcome to historic Edgefield! This charming home is a two minute drive or a six minute stroll to the heart of downtown. It was built in 1928 and features original hardwood floors, three decorative fireplaces and beautiful beadboard ceilings. A wonderful base for a renovation with charm. The home was recently appraised at $160,000 so walk into equity! The backyard is huge and includes a storage shed and two covered porch. It would make a great home or investment property. Rental income of $1,200/ month possibility. Come see the potential for yourself and purchase your own piece of history!

22. 2026-04-30
    price $120,000

    Show marketing remark (597 chars)

    Welcome to historic Edgefield! This charming home is a two minute drive or a six minute stroll to the heart of downtown. It was built in 1928 and features original hardwood floors, three decorative fireplaces and beautiful beadboard ceilings. A wonderful base for a renovation with charm. The home was recently appraised at $160,000 so walk into equity! The backyard is huge and includes a storage shed and two covered porch. It would make a great home or investment property. Rental income of $1,200/ month possibility. Come see the potential for yourself and purchase your own piece of history!

23. 2026-03-21
    price $129,999

    Show marketing remark (597 chars)

    Welcome to historic Edgefield! This charming home is a two minute drive or a six minute stroll to the heart of downtown. It was built in 1928 and features original hardwood floors, three decorative fireplaces and beautiful beadboard ceilings. A wonderful base for a renovation with charm. The home was recently appraised at $160,000 so walk into equity! The backyard is huge and includes a storage shed and two covered porch. It would make a great home or investment property. Rental income of $1,200/ month possibility. Come see the potential for yourself and purchase your own piece of history!

24. 2026-03-21
    price $129,999 597-char remark

    Show marketing remark (597 chars)

    Welcome to historic Edgefield! This charming home is a two minute drive or a six minute stroll to the heart of downtown. It was built in 1928 and features original hardwood floors, three decorative fireplaces and beautiful beadboard ceilings. A wonderful base for a renovation with charm. The home was recently appraised at $160,000 so walk into equity! The backyard is huge and includes a storage shed and two covered porch. It would make a great home or investment property. Rental income of $1,200/ month possibility. Come see the potential for yourself and purchase your own piece of history!

25. 2026-03-21
    price $129,999

    Show marketing remark (597 chars)

    Welcome to historic Edgefield! This charming home is a two minute drive or a six minute stroll to the heart of downtown. It was built in 1928 and features original hardwood floors, three decorative fireplaces and beautiful beadboard ceilings. A wonderful base for a renovation with charm. The home was recently appraised at $160,000 so walk into equity! The backyard is huge and includes a storage shed and two covered porch. It would make a great home or investment property. Rental income of $1,200/ month possibility. Come see the potential for yourself and purchase your own piece of history!

26. 2025-12-19
    price $139,999
27. 2025-12-18
    price $139,999 597-char remark

    Show marketing remark (597 chars)

    Welcome to historic Edgefield! This charming home is a two minute drive or a six minute stroll to the heart of downtown. It was built in 1928 and features original hardwood floors, three decorative fireplaces and beautiful beadboard ceilings. A wonderful base for a renovation with charm. The home was recently appraised at $160,000 so walk into equity! The backyard is huge and includes a storage shed and two covered porch. It would make a great home or investment property. Rental income of $1,200/ month possibility. Come see the potential for yourself and purchase your own piece of history!

28. 2025-12-18
    price $139,999

    Show marketing remark (597 chars)

    Welcome to historic Edgefield! This charming home is a two minute drive or a six minute stroll to the heart of downtown. It was built in 1928 and features original hardwood floors, three decorative fireplaces and beautiful beadboard ceilings. A wonderful base for a renovation with charm. The home was recently appraised at $160,000 so walk into equity! The backyard is huge and includes a storage shed and two covered porch. It would make a great home or investment property. Rental income of $1,200/ month possibility. Come see the potential for yourself and purchase your own piece of history!

29. 2025-12-18
    price $139,999

    Show marketing remark (597 chars)

    Welcome to historic Edgefield! This charming home is a two minute drive or a six minute stroll to the heart of downtown. It was built in 1928 and features original hardwood floors, three decorative fireplaces and beautiful beadboard ceilings. A wonderful base for a renovation with charm. The home was recently appraised at $160,000 so walk into equity! The backyard is huge and includes a storage shed and two covered porch. It would make a great home or investment property. Rental income of $1,200/ month possibility. Come see the potential for yourself and purchase your own piece of history!

30. 2025-09-04
    listed $149,999 Active
31. 2025-09-04
    listed $129,999 Active
32. 2025-08-30
    price $149,999
33. 2025-08-29
    price $149,999
34. 2025-07-26
    listed $155,000 Active 597-char remark

    Show marketing remark (597 chars)

    Welcome to historic Edgefield! This charming home is a two minute drive or a six minute stroll to the heart of downtown. It was built in 1928 and features original hardwood floors, three decorative fireplaces and beautiful beadboard ceilings. A wonderful base for a renovation with charm. The home was recently appraised at $160,000 so walk into equity! The backyard is huge and includes a storage shed and two covered porch. It would make a great home or investment property. Rental income of $1,200/ month possibility. Come see the potential for yourself and purchase your own piece of history!

35. 2025-07-26
    price $155,000

    Show marketing remark (597 chars)

    Welcome to historic Edgefield! This charming home is a two minute drive or a six minute stroll to the heart of downtown. It was built in 1928 and features original hardwood floors, three decorative fireplaces and beautiful beadboard ceilings. A wonderful base for a renovation with charm. The home was recently appraised at $160,000 so walk into equity! The backyard is huge and includes a storage shed and two covered porch. It would make a great home or investment property. Rental income of $1,200/ month possibility. Come see the potential for yourself and purchase your own piece of history!

36. 2025-07-26
    listed $155,000 Active

    Show marketing remark (597 chars)

    Welcome to historic Edgefield! This charming home is a two minute drive or a six minute stroll to the heart of downtown. It was built in 1928 and features original hardwood floors, three decorative fireplaces and beautiful beadboard ceilings. A wonderful base for a renovation with charm. The home was recently appraised at $160,000 so walk into equity! The backyard is huge and includes a storage shed and two covered porch. It would make a great home or investment property. Rental income of $1,200/ month possibility. Come see the potential for yourself and purchase your own piece of history!

37. 2025-07-24
    listed $155,000 Active
38. 2025-06-26
    listed $160,000 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: $686 · $57/mo
• Projected year-2 tax: $686 · $57/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 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,224
• − Mortgage interest: −$6,162
• − Property taxes: −$686
• − Insurance: −$550
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$3,200
• Taxable income: $511
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $2,166/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: Edgefield 01
• NCES district ID: 4502070
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $44,958
• Composite: 27.75/100
• National rank: #6897
• State rank: #48 of 80 in SC

Livability — Edgefield

• Score: 56/100
• State rank: #290
• US rank: #22581

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgefield, SC
• Population (ZIP): 7,598

Population outlook (Edgefield County) Hauer SSP2

• Today (2025): 26,188 people
• By 2030: 25,803 · -1.5%
• By 2040: 24,658 · -5.8%
• By 2050: 23,034 · -12.0%
• By 2075: 19,448 · -25.7%
• By 2100: 15,301 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 46% Black 40% Hispanic / Latino 11% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hispanic 1% Portuguese 1% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Edgefield

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.3% · Other 1.2%
• 2008→2024 swing: -20.9pp toward R · 2008: -10.9pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+24.3 2016: R+20.2 2012: R+13.3 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.79%
• Current HPI: 178.7034
• 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

-25.0% since first listed

20 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-30 Price Changed $120,000 GAOR
• 2026-04-30 Price Changed $120,000 GAOR
• 2026-04-30 Price Changed $120,000 AMLS
• 2026-03-21 Price Changed $129,999 Hive MLS
• 2026-03-21 Price Changed $129,999 GAOR
• 2026-03-21 Price Changed $129,999 AMLS
• 2025-12-19 Price Changed $139,999 Consolidated MLS
• 2025-12-18 Price Changed $139,999 GAOR
• 2025-12-18 Price Changed $139,999 Hive MLS
• 2025-12-18 Price Changed $139,999 AMLS
• 2025-09-04 Listed $129,999 Hive MLS
• 2025-09-04 Listed $149,999 Hive MLS
• 2025-08-30 Price Changed $149,999 Consolidated MLS
• 2025-08-29 Price Changed $149,999 AMLS
• 2025-07-26 Listed $155,000 GAOR
• 2025-07-26 Price Changed $155,000 AMLS
• 2025-07-26 Listed $155,000 Consolidated MLS
• 2025-07-24 Listed $155,000 GAOR
• 2025-06-26 Listed $160,000 AMLS

Property tax history

+6.7%/yr

Latest (2025): $686 · +2.1% YoY. Source: county tax records.