147 Rubin Ave · Georgetown, SC 29440

$159,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 100 Days on market

Built 1955 0.69 ac lot Est $248k · 36% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a Handyman Special that has the potential to be a cute cottage!!! There are 3 bedrooms, 1 bath, a rather large kitchen for a small house, den with fireplace. On the back of the property is a work shop / outbuilding / storage shed. .. .needing some work but also has potential.

Key facts

• Outbuilding
• Large kitchen
• Storage shed

Tags

• LARGE KITCHEN
• WORK SHOP
• OUTBUILDING
• STORAGE SHED

Property features AI

Finance

• Other: Lot approximately 0.69 acres; Located outside city limits on a rectangular lot; Zoning: N100
• HOA & community: Monthly association fee

Exterior

• Parking: Driveway; 2 parking spaces
• Utilities: Cable available; Electricity available; Phone available; Septic available (septic tank); Public water
• Home design: Resale property
• Construction: Block construction; Slab foundation
• Exterior features: Front porch; Outdoor storage

Interior

• Kitchen: Range
• Bedrooms: Primary bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating available; Coal and wood heating
• Interior features: Unfurnished; Bathtub; Main level primary bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 4.7% in Georgetown — 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 65/100 on livability (#141 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, schools F, crime F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 409 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $159k implies a 430% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.50% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.23%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $247,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3974 North Fraser St	0.22mi	3/2.0	1,439 (+3%)	6mo	$254,900	$177	76
3934 North Fraser St	0.24mi	3/2.0	1,488 (+6%)	10mo	$243,500	$164	66
412 Pringle Ferry Rd	0.32mi	3/2.0	1,300 (-7%)	22mo	$249,000	$192	50

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: 17.5%
• Equity multiple: 1.71×
• Total profit: $31,468
• Equity at exit: $23,707

10-year hold

• IRR: 26.0%
• Equity multiple: 3.27×
• Total profit: $101,011
• Equity at exit: $13,747

Cash invested: $44,520 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 409
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,390 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $899

Break-even live

Break-even rent $1,252

Max offer price $159,000

Occupancy floor 57%

Sensitivity live

Price	-10% $989	-5% $944	+0% $899	+5% $854	+10% $809
Rent	-10% $710	-5% $805	+0% $899	+5% $994	+10% $1,088
Rate	-1.0pp $979	-0.5pp $940	base $899	+0.5pp $858	+1.0pp $816

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-07
   statusdays on market $159,000 Pending 100 DOM
2. 2026-06-03
   days on market $159,000 Active Under Contract 98 DOM
3. 2026-06-02
   days on market $159,000 Active Under Contract 97 DOM
4. 2026-06-01
   days on market $159,000 Active Under Contract 96 DOM
5. 2026-05-31
   days on market $159,000 Active Under Contract 95 DOM
6. 2026-05-30
   days on market $159,000 Active Under Contract 94 DOM
7. 2026-05-12
   historical Active Under Contract
8. 2026-04-09
   price $159,000
9. 2026-02-21
   listed $185,000 Active
10. 2005-03-01
    soldstatus $30,000

ⓘ 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: $1,064 · $89/mo
• Projected year-2 tax: $1,064 · $89/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,676
• − Mortgage interest: −$8,906
• − Property taxes: −$1,064
• − Insurance: −$795
• − Repairs & maintenance: −$2,294
• − Management: −$2,294
• − Depreciation: −$4,625
• Taxable income: $8,697
• Est. tax owed @ 24.0%: −$2,087
• After-tax cash flow: $8,702/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Georgetown

• Score: 65/100
• State rank: #141
• US rank: #13446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• 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

+430.0% since first listed

4 events — show timeline

• 2026-05-12 Contingent — CCAR
• 2026-04-09 Price Changed $159,000 CCAR
• 2026-02-21 Listed $185,000 CCAR
• 2005-03-01 Sold (Public Records) $30,000 Public Records

Property tax history

+107.9%/yr

Latest (2025): $1,064 · +6.7% YoY. Source: county tax records.