6657 Augusta Hwy · Batesburg-Leesville, SC 29070

$170,000

4 bd · 1.5 ba · 1,706 sqft · SingleFamily public records · 324 Days on market

Built 1957 0.86 ac lot ↓ 8% since listing

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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 +23.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great location, strong bones and good windows. This circa 1957 is original on the inside. History of most recent repairs; septic lines, roof and HVAC as well as half bathroom up stairs has been repaired. AS-IS sell for this endless potential gem. Beautifully established trees, shrubs and flowers. Large heated and cooled sunroom. Circle drive for safe entry and exit to the home. Project buyers, investors or possibly commercial rezoning. Schedule a tour today.

Key facts

• Established shrubs
• Circle drive
• Established flowers

Tags

• CIRCLE DRIVE
• ESTABLISHED TREES
• ESTABLISHED SHRUBS
• ESTABLISHED FLOWERS

Property features AI

Exterior

• Parking: Attached carport; One garage/carport space
• Utilities: Well water; Septic sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Paved road frontage; Lot roughly 0.86 acres

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace; Main-level primary bedroom

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lexington 03 (rural): math 26% / reading 33% proficiency, ranked #56 of 80 in SC (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 167 active listings in the ZIP; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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: 1.08% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.62%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.8%
• Equity multiple: 3.35×
• Total profit: $111,847
• Equity at exit: $153,149

10-year hold

• IRR: 25.9%
• Equity multiple: 7.60×
• Total profit: $314,265
• Equity at exit: $330,273

Cash invested: $47,600 (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 29070

• Home prices YoY: 3.2%
• Active inventory: 167
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$190 /mo · $2,283/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $302

Break-even live

Break-even rent $1,459

Max offer price $170,000

Occupancy floor 79%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   statusdays on market $170,000 Pending 324 DOM
2. 2026-06-17
   days on market $170,000 Active - Contingent 323 DOM
3. 2026-06-16
   days on market $170,000 Active - Contingent 322 DOM
4. 2026-06-15
   days on market $170,000 Active - Contingent 321 DOM
5. 2026-06-14
   days on market $170,000 Active - Contingent 319 DOM
6. 2026-06-10
   days on market $170,000 Active - Contingent 316 DOM
7. 2026-06-09
   days on market $170,000 Active - Contingent 315 DOM
8. 2026-06-08
   days on market $170,000 Active - Contingent 314 DOM
9. 2026-06-07
   statusdays on market $170,000 Active - Contingent 313 DOM
10. 2026-06-03
    days on market $170,000 Active 309 DOM
11. 2026-06-03
    days on market $170,000 Active 308 DOM
12. 2026-06-01
    days on market $170,000 Active 307 DOM
13. 2026-05-31
    days on market $170,000 Active 306 DOM
14. 2025-11-08
    price $170,000
15. 2025-08-26
    status Active
16. 2025-08-12
    historical Active - Contingent
17. 2025-08-12
    historical
18. 2025-07-29
    listed $184,900 Active

    Show marketing remark (463 chars)

    Great location, strong bones and good windows. This circa 1957 is original on the inside. History of most recent repairs; septic lines, roof and HVAC as well as half bathroom up stairs has been repaired. AS-IS sell for this endless potential gem. Beautifully established trees, shrubs and flowers. Large heated and cooled sunroom. Circle drive for safe entry and exit to the home. Project buyers, investors or possibly commercial rezoning. Schedule a tour today.

19. 2025-07-29
    listed $170,000 Active

    Show marketing remark (463 chars)

    Great location, strong bones and good windows. This circa 1957 is original on the inside. History of most recent repairs; septic lines, roof and HVAC as well as half bathroom up stairs has been repaired. AS-IS sell for this endless potential gem. Beautifully established trees, shrubs and flowers. Large heated and cooled sunroom. Circle drive for safe entry and exit to the home. Project buyers, investors or possibly commercial rezoning. Schedule a tour today.

20. 2025-07-29
    listed $170,000 Active 463-char remark

    Show marketing remark (463 chars)

    Great location, strong bones and good windows. This circa 1957 is original on the inside. History of most recent repairs; septic lines, roof and HVAC as well as half bathroom up stairs has been repaired. AS-IS sell for this endless potential gem. Beautifully established trees, shrubs and flowers. Large heated and cooled sunroom. Circle drive for safe entry and exit to the home. Project buyers, investors or possibly commercial rezoning. Schedule a tour today.

ⓘ 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: $2,283 · $190/mo
• Projected year-2 tax: $2,283 · $190/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $22,098
• − Mortgage interest: −$9,523
• − Property taxes: −$2,283
• − Insurance: −$850
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$4,945
• Taxable income: $961
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $3,396/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: Lexington 03
• NCES district ID: 4502760
• Math proficiency: 26% ▼ -18.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $40,709
• Composite: 24.88/100
• National rank: #7586
• State rank: #56 of 80 in SC

Livability — Batesburg-Leesville

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

Census & demographics

• Population (ZIP): 15,528

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 12% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.72%
• Current HPI: 439.77
• 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

-8.1% since first listed

7 events — show timeline

• 2025-11-08 Price Changed $170,000 Consolidated MLS
• 2025-08-26 Relisted — Consolidated MLS
• 2025-08-12 Contingent — Consolidated MLS
• 2025-08-12 Listing Removed — Hive MLS
• 2025-07-29 Listed $170,000 Hive MLS
• 2025-07-29 Listed $170,000 Hive MLS
• 2025-07-29 Listed $184,900 Consolidated MLS

Property tax history

+5.8%/yr

Latest (2024): $2,283 · +2461.2% YoY. Source: county tax records.