664 Eastland Ave · Kingstree, SC 29556

$75,000

3 bd · 1.5 ba · 1,158 sqft · Other public records · 11 Days on market

Built 1971 0.40 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention Investors, Contractors, Home Flippers! This all brick, 3 bedroom, 1.5 bath home is located close to downtown. Home sits on 0.40 acres, having a large front and back yard. Home was filled with cherished family memories, but now ready for the next chapter. In need of renovations, this property offers great potential for buyers with a vision to transform it into a unique opportunity!

Key facts

• Large front yard
• Brick home
• Large back yard

Tags

• BRICK HOME
• LARGE FRONT YARD
• LARGE BACK YARD
• CLOSE TO DOWNTOWN

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Carport; 4 total parking spaces
• Utilities: Electricity available; Sewer available
• Home design: Residential zoning
• Construction: Brick veneer; Crawlspace foundation
• Exterior features: City lot; Rectangular lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Unfurnished; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 10.6% vs local median 5.5% in Kingstree — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#88 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, commute B+; Watch: housing C-, employment D, schools D-.
• Williamsburg 01 (rural): math 13% / reading 26% proficiency, ranked #74 of 80 in SC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 60 active listings in the ZIP; 35 units permitted in Williamsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Williamsburg County population projected at -32% 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1971 — 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. 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?
4. 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?
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: 1.36% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.30%
• DSCR: 1.68
• GRM: 6.1

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: 6.0%
• Equity multiple: 1.23×
• Total profit: $4,931
• Equity at exit: $11,183

10-year hold

• IRR: 15.4%
• Equity multiple: 2.26×
• Total profit: $26,367
• Equity at exit: $6,485

Cash invested: $21,000 (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 29556

• Home prices YoY: -6.5%
• Active inventory: 60
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $268

Break-even live

Break-even rent $679

Max offer price $75,000

Occupancy floor 69%

Sensitivity live

Price	-10% $310	-5% $289	+0% $268	+5% $247	+10% $225
Rent	-10% $187	-5% $228	+0% $268	+5% $308	+10% $348
Rate	-1.0pp $306	-0.5pp $287	base $268	+0.5pp $248	+1.0pp $229

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $75,000 Active 11 DOM
2. 2026-06-21
   days on market $75,000 Active 10 DOM
3. 2026-06-18
   days on market $75,000 Active 8 DOM
4. 2026-06-17
   days on market $75,000 Active 7 DOM
5. 2026-06-16
   days on market $75,000 Active 6 DOM
6. 2026-06-15
   days on market $75,000 Active 5 DOM
7. 2026-06-13
   days on market $75,000 Active 3 DOM
8. 2026-06-12
   remarks 394-char remark
9. 2026-06-12
   listed $75,000 Active 2 DOM

ⓘ 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: $1,346 · $112/mo
• Projected year-2 tax: $1,346 · $112/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 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: $12,221
• − Mortgage interest: −$4,201
• − Property taxes: −$1,346
• − Insurance: −$375
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$2,182
• Taxable income: $2,162
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $2,695/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: Williamsburg 01
• NCES district ID: 4503780
• Math proficiency: 13% ▼ -11.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $27,663
• Composite: 15.32/100
• National rank: #9328
• State rank: #74 of 80 in SC

Livability — Kingstree

• Score: 67/100
• State rank: #88
• US rank: #10168

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,133

Population outlook (Williamsburg County) Hauer SSP2

• Today (2025): 29,171 people
• By 2030: 27,247 · -6.6%
• By 2040: 23,314 · -20.1%
• By 2050: 19,798 · -32.1%
• By 2075: 13,336 · -54.3%
• By 2100: 8,502 · -70.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (71%)
• Race & ethnicity: Black 71% White 27%
• Common ancestry: Serbian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Williamsburg

• 2024 margin: Strong D (+21.7) · D 60.2% · R 38.5% · Other 1.2%
• 2008→2024 swing: -16.5pp toward R · 2008: 38.2pp · 2024: 21.7pp
• All cycles: 2024: D+21.7 2020: D+29.8 2016: D+33.8 2012: D+39.9 2008: D+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.24%
• Current HPI: 147.7604
• 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

• 2026-06-10 Listed $75,000 CCAR

Property tax history

+2.1%/yr

Latest (2025): $1,346 · +0.1% YoY. Source: county tax records.