4121 Pine Ridge Rd · Modoc, SC 30802

$549,000

3 bd · 2.0 ba · 1,744 sqft · Other public records · 41 Days on market

Built 2004 1.20 ac lot $315/sqft · 30% below area Est $780k · 30% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Cash flow +3.4/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Lake Life! This one-story brick ranch on a 1.29-acre lot on Clarks Hill/Lake Thurmond offers both functional living and outdoor potential. The home features a bright sunroom with scenic wooded views, a wood-cabinet kitchen, three bedrooms, and two full baths. The interior is classic and solid, with an open layout that allows natural light to fill the living spaces. This home provides a flexible canvas for customization. Outdoor living opportunities abound with a large lot suitable for gardens, outdoor seating, or recreational space. The detached double garage provides ample storage for vehicles, boats, RV or trailers, supporting lake-area activities. Direct access to lake cove via Corp of E

Key facts

• Wood cabinet kitchen
• Large lot
• Bright sunroom

Tags

• ONE STORY BRICK RANCH
• BRIGHT SUNROOM
• WOOD CABINET KITCHEN
• LARGE LOT
• DETACHED DOUBLE GARAGE
• DIRECT ACCESS TO LAKE COVE

Property features AI

Finance

• Other: Zoning: R

Exterior

• Parking: 4 total parking spaces; 4-car attached garage; Detached garage with storage
• Utilities: Public water; Water connected; Septic tank
• Home design: Single-family residence; One-story home; Entry level: 1; Lakefront facing / waterfront lot; Subdivision: Windmill Plantation
• Construction: Vinyl siding with frame construction; Composition roof; Crawl space foundation; Built as a one-level (single-story) structure
• Exterior features: Enclosed rear porch; Wood front-yard fencing; Lake access and lake privileges; Paved road frontage

Interior

• Kitchen: Dishwasher; Eat-in kitchen with pantry
• Bedrooms: Total rooms: 6
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Electric heating; Fireplace(s)
• Interior features: Walk-in closets; Entrance foyer; Pantry; Eat-in kitchen
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $549k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (54.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (63.7% below list).
• Recommended offer: $200k (63.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#334 in SC) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, crime A; Watch: amenities F, commute F, housing F.
• Columbia County (suburban): math 49% / reading 52% proficiency, ranked #13 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Columbia Elementary School (math 67% / reading 67%, grade B+, #79 of 1,228 statewide, top 7%, 459 students, 22% FRL); Harlem Middle School (math 36% / reading 42%, grade F, #155 of 470 statewide, top 33%, 981 students, 39% FRL); Harlem High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,223 students, 33% FRL).
• Market conditions: 2 comparable units currently listed for rent nearby; 1,213 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $59k of equity ($4k loan paydown + $55k appreciation (10.0% local appreciation)).
• Columbia County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$94k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $22k; list at $549k implies a 2340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,500 (63.7% 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 41 days. Have you received any prior offers? Is the seller open to a 64% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.36% ✗
• Cap rate: 2.62%
• Cash-on-cash: -13.13%
• DSCR: 0.42
• GRM: 22.9

CMA / ARV

• ARV (median comp): $779,564
• List price: $549,000
• Delta: -29.58%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 2.25×
• Total profit: $191,541
• Equity at exit: $494,583

10-year hold

• IRR: 14.8%
• Equity multiple: 5.21×
• Total profit: $647,733
• Equity at exit: $1,066,586

Cash invested: $153,720 (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 30802

• Home prices YoY: 4.8%
• Price-to-rent: 22.9×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$2,879
• Tax from tax record: −$151 /mo · $1,809/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-1,683

Break-even live

Break-even rent $4,125

Max offer price $251,778

Occupancy floor —

Sensitivity live

Price	-10% $-1,372	-5% $-1,527	+0% $-1,683	+5% $-1,838	+10% $-1,993
Rent	-10% $-1,840	-5% $-1,761	+0% $-1,683	+5% $-1,604	+10% $-1,525
Rate	-1.0pp $-1,406	-0.5pp $-1,543	base $-1,683	+0.5pp $-1,825	+1.0pp $-1,969

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4107 Vern Sikking Rd Appling, GA	3.0	2.0	1682	$1,995	$1.19	15d	1	0.54mi
4107 Vern Sikking Rd Appling, GA	3.0	2.0	1682	$1,995	$1.19	45d	1	0.54mi

Listing history 22 events

1. 2026-06-22
   days on market $549,000 Active 41 DOM
2. 2026-06-18
   days on market $549,000 Active 38 DOM
3. 2026-06-17
   days on market $549,000 Active 37 DOM
4. 2026-06-16
   days on market $549,000 Active 36 DOM
5. 2026-06-15
   days on market $549,000 Active 35 DOM
6. 2026-06-14
   days on market $549,000 Active 33 DOM
7. 2026-06-13
   days on market $549,000 Active 32 DOM
8. 2026-06-10
   days on market $549,000 Active 30 DOM
9. 2026-06-09
   days on market $549,000 Active 29 DOM
10. 2026-06-08
    days on market $549,000 Active 28 DOM
11. 2026-06-07
    days on market $549,000 Active 27 DOM
12. 2026-06-03
    days on market $549,000 Active 23 DOM
13. 2026-06-02
    days on market $549,000 Active 22 DOM
14. 2026-06-01
    days on market $549,000 Active 21 DOM
15. 2026-05-31
    days on market $549,000 Active 20 DOM
16. 2026-05-30
    days on market $549,000 Active 19 DOM
17. 2026-05-11
    historical
18. 2026-04-24
    price $549,000
19. 2026-02-19
    price $595,000
20. 2025-11-22
    listed $635,000 Active
21. 2025-11-22
    listed $549,000 Active 1322-char remark
22. 1990-03-01
    soldstatus $22,500

ⓘ 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: $1,809 · $151/mo
• Projected year-2 tax: $3,129 · $261/mo
• Expected delta: +$1,320/yr (+$110/mo · 72.9%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,940
• − Mortgage interest: −$30,753
• − Property taxes: −$1,809
• − Insurance: −$2,745
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$15,971
• Taxable loss: −$31,168
• Est. tax savings @ 24.0%: +$7,480
• After-tax cash flow: $-12,710/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: Columbia County
• NCES district ID: 1301410
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $69,358
• Composite: 45.04/100
• National rank: #2695
• State rank: #13 of 174 in GA

Livability — Modoc

• Score: 53/100
• State rank: #334
• US rank: #24289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,375

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 189,073 people
• By 2030: 212,277 · +12.3%
• By 2040: 259,480 · +37.2%
• By 2050: 306,991 · +62.4%
• By 2075: 421,213 · +122.8%
• By 2100: 496,722 · +162.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 17% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Columbia

• 2024 margin: Strong R (+25.6) · D 36.8% · R 62.5%
• 2008→2024 swing: +17.0pp toward D · 2008: -42.7pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.8 2016: R+37.7 2012: R+43.0 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.67%
• Current HPI: 339.0061
• 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

+2340.0% since first listed

6 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-24 Price Changed $549,000 Hive MLS
• 2026-02-19 Price Changed $595,000 Hive MLS
• 2025-11-22 Listed $549,000 Hive MLS
• 2025-11-22 Listed $635,000 Hive MLS
• 1990-03-01 Sold (Public Records) $22,500 Public Records

Property tax history

-3.9%/yr

Latest (2025): $1,809 · +4.7% YoY. Source: county tax records.