429 Shipwreck Dr · Beech Island, SC 29842

$255,000

4 bd · 2.5 ba · 2,214 sqft · SingleFamily public records · 7 Days on market

Built 2024 5,662 sqft lot $29/mo HOA · 1% of rent ↓ 11% since listing

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Why this score? — see what drove the F 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 +10.8/30.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Upon arrival you are WOW'd by the expansive corner lot! With a bright and open floor plan, seamlessly connecting the sleek and streamlined kitchen to the dining and living room, leading you to the inviting sunny flat landscaped backyard the Elston model is just right for you! Meticulous attention to detail is presented in the kitchen with all the counter space you could want, fresh white cabinetry, granite counter tops, stainless steel appliances, large island with barstool seating, and walk-in pantry. Also on the first floor, a powder room. Head on upstairs to find a loft are with a convenient second floor laundry. Now, the real showstopper is the primary bedroom suite. As you enter this massive space, you will feel your home is truly a staycation suite with an en-suite bathroom featuring a separate garden tub and stand-up shower, double vanity with granite countertops, and a huge walk-in closet. Three more generously sized bedrooms can be found upstairs that can share a full bathroom with dual sinks and granite countertops. Welcome home! The following features come standard: tankless water heater, blinds throughout, gutters and sprinklers surrounding home, fully landscaped lot, and smart home products that keep you connected with the people and place you value most. Home is under construction. Target completion is October 2024.

Key facts

• 5,662 sq ft lot
• 2 garage spots
• Built 2024

🏗️ New construction. The $255,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,462.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (16.8% below list).
• Recommended offer: $212k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.1% in Beech Island — 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Aiken 01 (suburban): math 31% / reading 44% proficiency, ranked #36 of 80 in SC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Redcliffe Elementary (math 41% / reading 37%, grade F, #301 of 597 statewide, top 51%, 631 students, 100% FRL); Jackson Stem Magnet (math 19% / reading 33%, grade F, #159 of 229 statewide, top 70%, 373 students, 100% FRL); Silver Bluff High (math 42% / reading 82%, grade B-, #99 of 196 statewide, top 53%, 708 students, 65% FRL) — zoned schools average 88% FRL vs 54% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 138 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago 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.

Recommended offer $212,217 (16.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.72% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $294,462
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2307 Saltwater Bnd	0.11mi	4/2.5	2,176 (-2%)	3mo	$281,515	$129	90
2304 Saltwater Bnd	0.11mi	4/2.5	2,176 (-2%)	3mo	$288,515	$133	90
2304 Saltwater Bnd	0.11mi	4/2.5	2,176 (-2%)	3mo	$288,515	$133	90
2261 Saltwater Bnd	0.09mi	4/2.0	2,176 (-2%)	2mo	$281,515	$129	89
2222 Saltwater Bnd	0.07mi	5/3.0 (+1)	2,361 (+7%)	3mo	$297,000	$126	76
2273 Saltwater Bnd	0.10mi	4/2.5	1,976 (-11%)	3mo	$281,530	$142	75
2273 Saltwater Bnd	0.09mi	4/2.5	1,976 (-11%)	3mo	$281,530	$142	75
6125 Dead Riv Run	0.09mi	4/2.5	1,976 (-11%)	4mo	$272,015	$138	74
6125 Dead Riv Run	0.09mi	4/2.5	1,976 (-11%)	4mo	$272,015	$138	74
6098 Dead Riv Run	0.13mi	4/2.5	1,976 (-11%)	3mo	$276,015	$140	73
6079 Dead Riv	0.11mi	5/3.0 (+1)	2,361 (+7%)	5mo	$290,015	$123	73
6136 Dead Riv	0.12mi	5/3.0 (+1)	2,361 (+7%)	5mo	$294,015	$125	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -19.6%
• Equity multiple: 0.32×
• Total profit: $-56,450
• Equity at exit: $43,905

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-60,694
• Equity at exit: $25,460

Cash invested: $82,449 (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 29842

• Home prices YoY: -26.2%
• Active inventory: 138
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$1,544
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$123
• HOA: −$29
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-135

Break-even live

Break-even rent $2,294

Max offer price $270,526

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-52	+0% $-135	+5% $-219	+10% $-302
Rent	-10% $-303	-5% $-219	+0% $-135	+5% $-52	+10% $32
Rate	-1.0pp $13	-0.5pp $-61	base $-135	+0.5pp $-212	+1.0pp $-289

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: $73,616
• Closing costs: $8,834
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Shipwreck Dr Beech Island, SC	3.0	2.5	1663	$2,100	$1.26	15d	1	0.02mi
2013 Saltwater Bnd Beech Island, SC	4.0	2.5	2176	$2,150	$0.99	22d	1	0.16mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: water

Listing history 12 events

1. 2026-04-23
   status Pending
2. 2026-04-16
   listed $255,000 Active
3. 2024-12-02
   soldstatus $277,015 1354-char remark

   Show marketing remark (1354 chars)

   Upon arrival you are WOW'd by the expansive corner lot! With a bright and open floor plan, seamlessly connecting the sleek and streamlined kitchen to the dining and living room, leading you to the inviting sunny flat landscaped backyard the Elston model is just right for you! Meticulous attention to detail is presented in the kitchen with all the counter space you could want, fresh white cabinetry, granite counter tops, stainless steel appliances, large island with barstool seating, and walk-in pantry. Also on the first floor, a powder room. Head on upstairs to find a loft are with a convenient second floor laundry. Now, the real showstopper is the primary bedroom suite. As you enter this massive space, you will feel your home is truly a staycation suite with an en-suite bathroom featuring a separate garden tub and stand-up shower, double vanity with granite countertops, and a huge walk-in closet. Three more generously sized bedrooms can be found upstairs that can share a full bathroom with dual sinks and granite countertops. Welcome home! The following features come standard: tankless water heater, blinds throughout, gutters and sprinklers surrounding home, fully landscaped lot, and smart home products that keep you connected with the people and place you value most. Home is under construction. Target completion is October 2024.

4. 2024-12-02
   soldstatus $277,015 1354-char remark

   Show marketing remark (1354 chars)

   Upon arrival you are WOW'd by the expansive corner lot! With a bright and open floor plan, seamlessly connecting the sleek and streamlined kitchen to the dining and living room, leading you to the inviting sunny flat landscaped backyard the Elston model is just right for you! Meticulous attention to detail is presented in the kitchen with all the counter space you could want, fresh white cabinetry, granite counter tops, stainless steel appliances, large island with barstool seating, and walk-in pantry. Also on the first floor, a powder room. Head on upstairs to find a loft are with a convenient second floor laundry. Now, the real showstopper is the primary bedroom suite. As you enter this massive space, you will feel your home is truly a staycation suite with an en-suite bathroom featuring a separate garden tub and stand-up shower, double vanity with granite countertops, and a huge walk-in closet. Three more generously sized bedrooms can be found upstairs that can share a full bathroom with dual sinks and granite countertops. Welcome home! The following features come standard: tankless water heater, blinds throughout, gutters and sprinklers surrounding home, fully landscaped lot, and smart home products that keep you connected with the people and place you value most. Home is under construction. Target completion is October 2024.

5. 2024-12-02
   soldstatus $277,015 Closed

   Show marketing remark (1354 chars)

   Upon arrival you are WOW'd by the expansive corner lot! With a bright and open floor plan, seamlessly connecting the sleek and streamlined kitchen to the dining and living room, leading you to the inviting sunny flat landscaped backyard the Elston model is just right for you! Meticulous attention to detail is presented in the kitchen with all the counter space you could want, fresh white cabinetry, granite counter tops, stainless steel appliances, large island with barstool seating, and walk-in pantry. Also on the first floor, a powder room. Head on upstairs to find a loft are with a convenient second floor laundry. Now, the real showstopper is the primary bedroom suite. As you enter this massive space, you will feel your home is truly a staycation suite with an en-suite bathroom featuring a separate garden tub and stand-up shower, double vanity with granite countertops, and a huge walk-in closet. Three more generously sized bedrooms can be found upstairs that can share a full bathroom with dual sinks and granite countertops. Welcome home! The following features come standard: tankless water heater, blinds throughout, gutters and sprinklers surrounding home, fully landscaped lot, and smart home products that keep you connected with the people and place you value most. Home is under construction. Target completion is October 2024.

6. 2024-11-08
   status Pending
7. 2024-09-12
   listed $277,015 1354-char remark

   Show marketing remark (1354 chars)

   Upon arrival you are WOW'd by the expansive corner lot! With a bright and open floor plan, seamlessly connecting the sleek and streamlined kitchen to the dining and living room, leading you to the inviting sunny flat landscaped backyard the Elston model is just right for you! Meticulous attention to detail is presented in the kitchen with all the counter space you could want, fresh white cabinetry, granite counter tops, stainless steel appliances, large island with barstool seating, and walk-in pantry. Also on the first floor, a powder room. Head on upstairs to find a loft are with a convenient second floor laundry. Now, the real showstopper is the primary bedroom suite. As you enter this massive space, you will feel your home is truly a staycation suite with an en-suite bathroom featuring a separate garden tub and stand-up shower, double vanity with granite countertops, and a huge walk-in closet. Three more generously sized bedrooms can be found upstairs that can share a full bathroom with dual sinks and granite countertops. Welcome home! The following features come standard: tankless water heater, blinds throughout, gutters and sprinklers surrounding home, fully landscaped lot, and smart home products that keep you connected with the people and place you value most. Home is under construction. Target completion is October 2024.

8. 2024-09-12
   listed $277,015 1354-char remark

   Show marketing remark (1354 chars)

   Upon arrival you are WOW'd by the expansive corner lot! With a bright and open floor plan, seamlessly connecting the sleek and streamlined kitchen to the dining and living room, leading you to the inviting sunny flat landscaped backyard the Elston model is just right for you! Meticulous attention to detail is presented in the kitchen with all the counter space you could want, fresh white cabinetry, granite counter tops, stainless steel appliances, large island with barstool seating, and walk-in pantry. Also on the first floor, a powder room. Head on upstairs to find a loft are with a convenient second floor laundry. Now, the real showstopper is the primary bedroom suite. As you enter this massive space, you will feel your home is truly a staycation suite with an en-suite bathroom featuring a separate garden tub and stand-up shower, double vanity with granite countertops, and a huge walk-in closet. Three more generously sized bedrooms can be found upstairs that can share a full bathroom with dual sinks and granite countertops. Welcome home! The following features come standard: tankless water heater, blinds throughout, gutters and sprinklers surrounding home, fully landscaped lot, and smart home products that keep you connected with the people and place you value most. Home is under construction. Target completion is October 2024.

9. 2024-08-29
   price $277,015
10. 2024-08-16
    price $276,015
11. 2024-08-07
    price $279,015
12. 2024-07-29
    listed $285,015 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: $1,394 · $116/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$60/yr (+$5/mo · 4.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,466
• − Mortgage interest: −$16,494
• − Property taxes: −$1,394
• − Insurance: −$1,472
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − HOA: −$348
• − Depreciation: −$8,566
• Taxable loss: −$6,883
• Est. tax savings @ 24.0%: +$1,652
• After-tax cash flow: $26/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: Aiken 01
• NCES district ID: 4500720
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $45,081
• Composite: 31.91/100
• National rank: #5857
• State rank: #36 of 80 in SC

Livability — Beech Island

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Beech Island, SC
• Population (ZIP): 7,727

Population outlook (Aiken County) Hauer SSP2

• Today (2025): 178,003 people
• By 2030: 182,876 · +2.7%
• By 2040: 189,970 · +6.7%
• By 2050: 193,840 · +8.9%
• By 2075: 199,453 · +12.1%
• By 2100: 192,403 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 51% Black 31% Two or more races 14% Hispanic / Latino 10% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, Guatemala
• Languages at home: 92% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Aiken

• 2024 margin: Strong R (+25.9) · D 36.4% · R 62.2% · Other 1.4%
• 2008→2024 swing: -1.9pp toward R · 2008: -24.0pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+22.7 2016: R+27.5 2012: R+26.0 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.87%
• Current HPI: 171.2168
• 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

-10.5% since first listed

12 events — show timeline

• 2026-04-23 Pending — AMLS
• 2026-04-16 Listed $255,000 AMLS
• 2024-12-02 Sold (MLS) $277,015 AMLS
• 2024-12-02 Sold (MLS) $277,015 Hive MLS
• 2024-12-02 Sold (MLS) $277,015 Hive MLS
• 2024-11-08 Pending — AMLS
• 2024-09-12 Listed $277,015 Hive MLS
• 2024-09-12 Listed $277,015 Hive MLS
• 2024-08-29 Price Changed $277,015 AMLS
• 2024-08-16 Price Changed $276,015 AMLS
• 2024-08-07 Price Changed $279,015 AMLS
• 2024-07-29 Listed $285,015 AMLS

Property tax history

+139.3%/yr

Latest (2025): $1,394 · +139.3% YoY. Source: county tax records.