1041 4th St E · Estill, SC 29918

$109,900

2 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 11 Days on market

Built 1960 1.23 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 +16.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• DSCR +5.1/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fixer Upper with 2 bedrooms and 2 baths. Another room does not have a closet. Beautiful Oak trees. Selling As-Is. Have Inspection and Repairs available. Shed in back need to be torn down or rehabbed. Over acre lot as property has extra adjoining lot.

Key facts

• 1.23 acre lot
• Parking
• Built 1960

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family property
• Construction: Vinyl siding; Crawl foundation; Metal roof; Built area approximately 1,568 square feet
• Exterior features: Residential zoning; Lot about 1.23 acres (approximately 268 x 200)

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric central heating; Central electric air conditioning
• Interior features: Fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $64 ($773/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 $104k (5.1% below list).
• Recommended offer: $104k (5.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#286 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, crime F, amenities F.
• Market conditions: 13 active listings in the ZIP; 13 units permitted in Hampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($760 loan paydown + $2k appreciation (1.6% local appreciation)).
• Hampton County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 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; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,289 (5.1% below list)

Questions for the listing agent

1. Built in 1960 — 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 F-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: 0.95% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.32×
• Total profit: $9,721
• Equity at exit: $41,294

10-year hold

• IRR: 9.7%
• Equity multiple: 2.27×
• Total profit: $38,939
• Equity at exit: $57,924

Cash invested: $30,772 (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 29918

• Home prices YoY: 1.2%
• Active inventory: 13
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $64

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 89%

Sensitivity live

Price	-10% $140	-5% $102	+0% $64	+5% $26	+10% $-12
Rent	-10% $-18	-5% $23	+0% $64	+5% $106	+10% $147
Rate	-1.0pp $120	-0.5pp $92	base $64	+0.5pp $36	+1.0pp $7

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-19
   status Pending
2. 2026-05-08
   listed $109,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 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: $12,515
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$3,197
• Taxable loss: −$1,039
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $1,022/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)

No district data.

Livability — Estill

• Score: 56/100
• State rank: #286
• US rank: #22380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estill, SC
• City population: 4,777
• Population (ZIP): 4,777

Population outlook (Hampton County) Hauer SSP2

• Today (2025): 18,425 people
• By 2030: 17,448 · -5.3%
• By 2040: 15,308 · -16.9%
• By 2050: 13,370 · -27.4%
• By 2075: 9,521 · -48.3%
• By 2100: 6,347 · -65.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 31% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Hampton

• 2024 margin: Lean D (+6.4) · D 52.6% · R 46.2% · Other 1.3%
• 2008→2024 swing: -19.0pp toward R · 2008: 25.4pp · 2024: 6.4pp
• All cycles: 2024: D+6.4 2020: D+15.2 2016: D+19.1 2012: D+27.3 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.65%
• Current HPI: 142.3658
• 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

2 events — show timeline

• 2026-05-19 Pending — LRMLS
• 2026-05-08 Listed $109,900 LRMLS

Property tax history

-10.8%/yr

Latest (2025): $23 · +2.7% YoY. Source: county tax records.