4121 Pine Ridge Rd

Modoc, SC 30802

$549,000D

3 bd · 2.0 ba · 1,744 sqft · Built 2004 · Other · Active · 41 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,995/mo
• Mortgage (P&I): −$2,879
• Tax + insurance: −$380
• HOA: −$0
• Vac / Maint / Mgmt: −$419
• Net cashflow: $-1,683/mo
• Annual: $-20,190/yr
• Cap rate: 2.62%
• Cash-on-cash: -13.13%
• DSCR: 0.42
• 1% rule: 0.36%
• Cash to close: $153,720

Investor read

• This is a 3-bed/2.0-bath other listed at $549k.
• 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).
• It's been on market 41 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $200k (63.7% below list) — sets the bar for 1% rule.
• In year one you build about $59k of equity ($4k loan paydown + $55k appreciation (10.0% local appreciation)).
• 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).
• Columbia County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• By year 2, paydown + projected appreciation supports a ~$94k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.

Questions for listing agent

• 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?
• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.