554 Woodland Rd · Silverstreet, SC 29145

$140,000

4 bd · 3.0 ba · 2,531 sqft · Other public records · 23 Days on market

Built 1977 4.21 ac lot

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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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Appreciation +5.0/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Check out this 4-bedroom, 3-bath home featuring multiple living spaces, an inground pool, and a fully finished basement with private suite. The main level offers a spacious kitchen with Formica countertops, stained cabinetry, an eat-in area, and laminate flooring. A formal dining room with chair molding and matching flooring sits just off the kitchen. The living room features a brick fireplace, laminate flooring, and sliding glass doors that open to the rear deck and pool area—perfect for indoor/outdoor entertaining. Three bedrooms are located on the main floor, each with private closets and carpet flooring. The primary bedroom includes its own private bath with a stand-up shower. The

Key facts

• Spacious deck
• Inground pool
• Private suite

Tags

• INGROUND POOL
• FULLY FINISHED BASEMENT
• PRIVATE SUITE
• FENCED-IN BACKYARD
• SPACIOUS DECK
• MULTIPLE LIVING SPACES

Property features AI

Finance

• Other: Paved road access; Approximately 4.21 acres

Exterior

• Utilities: Public water; Public sewer
• Home design: Brick exterior on all sides above foundation
• Construction: Crawlspace foundation
• Exterior features: Deck; Patio; Inground vinyl pool; Rear chain link fence

Interior

• Kitchen: Kitchen on the Main level
• Bedrooms: Master bedroom on the Main level; Bedroom 2 on the Main level; Bedroom 3 on the Main level; Bedroom 4 in the Basement
• Bathrooms: Three full bathrooms total; Two full bathrooms on the Main level; One full bathroom in the Basement
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Basement present; One fireplace
• Laundry & utility: Washer/Dryer located in the Basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (8.1% below list).
• Recommended offer: $129k (8.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#146 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities F, commute F.
• Newberry 01 (rural): math 32% / reading 40% proficiency, ranked #40 of 80 in SC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Reuben Elementary (math 24% / reading 24%, grade F, #452 of 597 statewide, top 78%, 153 students, 100% FRL); Newberry High (math 42% / reading 67%, grade C-, #130 of 196 statewide, top 69%, 802 students, 91% FRL) — zoned schools average 95% FRL vs 60% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 155 units permitted in Newberry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($968 loan paydown + $4k appreciation (3.0% local appreciation)).
• Newberry County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, 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 23 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 33% 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 $128,692 (8.1% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 9.1

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: 11.8%
• Equity multiple: 1.67×
• Total profit: $26,427
• Equity at exit: $62,950

10-year hold

• IRR: 13.9%
• Equity multiple: 3.06×
• Total profit: $80,579
• Equity at exit: $97,014

Cash invested: $39,200 (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 29145

• Active inventory: 4
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $151

Break-even live

Break-even rent $1,096

Max offer price $140,000

Occupancy floor 83%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-04
   listed $140,000 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: $880 · $73/mo
• Projected year-2 tax: $880 · $73/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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 33% 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: $15,443
• − Mortgage interest: −$7,842
• − Property taxes: −$880
• − Insurance: −$700
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$4,073
• Taxable loss: −$523
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $1,935/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: Newberry 01
• NCES district ID: 4503030
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $40,892
• Composite: 30.28/100
• National rank: #6282
• State rank: #40 of 80 in SC

Livability — Silverstreet

• Score: 64/100
• State rank: #146
• US rank: #13865

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silverstreet, SC
• Population (ZIP): 641

Population outlook (Newberry County) Hauer SSP2

• Today (2025): 38,350 people
• By 2030: 38,259 · -0.2%
• By 2040: 37,487 · -2.3%
• By 2050: 36,219 · -5.6%
• By 2075: 32,400 · -15.5%
• By 2100: 27,201 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 36% Black 32% Hispanic / Latino 32%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 67% English-only · Spanish 33% Other Indo-European 1%

Political lean MEDSL · Newberry

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.6% · Other 1.2%
• 2008→2024 swing: -16.8pp toward R · 2008: -17.6pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+24.1 2016: R+22.6 2012: R+14.3 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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 $140,000 Consolidated MLS

Property tax history

+2.2%/yr

Latest (2025): $880 · +18.2% YoY. Source: county tax records.