1401 Rivers St · Walterboro, SC 29488

$199,000

3 bd · 1.0 ba · 987 sqft · SingleFamily public records · 514 Days on market

Built 1979 0.34 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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 Story Brick Home with 3br/1 full bath. Kitchen, utility area, family room, 1 car carport and front porch. Put your style into this house and make it your home, or make an investment in rental property.

Key facts

• New counter tops
• Stainless appliances
• 0.34 acre lot

Tags

• STAINLESS APPLIANCES
• BUILT-IN KITCHEN DESK AREA
• FRESHLY PAINTED INTERIOR
• FRESHLY PAINTED EXTERIOR
• NEW COUNTER TOPS
• BRICK RANCH STYLE HOME

Property features AI

Finance

• Other: Property listed as Residential; Subdivision: Sunny Dell

Exterior

• Parking: Attached 1-car carport; Off-street parking (total 1 space)
• Utilities: Public sewer; Served by City of Walterboro and Dominion Energy
• Home design: Single-family detached home; One story; Ground-level entry; Fee simple ownership
• Construction: No additional construction details provided
• Exterior features: Interior lot; Shed(s) / storage

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Central heating (electric heat pump); Central air conditioning
• Interior features: Blown and smooth ceilings; Walk-in closet(s); Ceiling fan(s); Eat-in kitchen; Family room
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#269 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Colleton 01 (rural): math 13% / reading 28% proficiency, ranked #69 of 80 in SC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Forest Hills Elementary (math 17% / reading 24%, grade F, #490 of 597 statewide, top 82%, 469 students, 100% FRL); Colleton County Middle (math 8% / reading 18%, grade F, #210 of 229 statewide, top 93%, 1,121 students, 100% FRL); Colleton County High (math 28% / reading 80%, grade C-, #137 of 196 statewide, top 70%, 1,497 students, 100% FRL) — zoned schools average 100% FRL vs 69% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 222 active listings in the ZIP; 50 units permitted in Colleton 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 $6k of value loss. Plan a longer hold.
• Colleton County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 514 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $199k implies a 563% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 514 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 1979 — 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: 1.08% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.29%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,860
• Equity at exit: $29,672

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $37,343
• Equity at exit: $17,206

Cash invested: $55,720 (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 29488

• Home prices YoY: -33.6%
• Active inventory: 222
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $478

Break-even live

Break-even rent $1,552

Max offer price $199,000

Occupancy floor 73%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $199,000 Active 514 DOM
2. 2026-06-17
   days on market $199,000 Active 513 DOM
3. 2026-06-16
   days on market $199,000 Active 512 DOM
4. 2026-06-15
   days on market $199,000 Active 511 DOM
5. 2026-06-13
   days on market $199,000 Active 509 DOM
6. 2026-06-12
   days on market $199,000 Active 508 DOM
7. 2026-06-09
   days on market $199,000 Active 505 DOM
8. 2026-06-08
   days on market $199,000 Active 504 DOM
9. 2026-06-08
   days on market $199,000 Active 503 DOM
10. 2026-06-04
    days on market $199,000 Active 499 DOM
11. 2026-06-02
    days on market $199,000 Active 498 DOM
12. 2026-06-01
    days on market $199,000 Active 497 DOM
13. 2026-05-31
    days on market $199,000 Active 496 DOM
14. 2025-11-03
    price $199,000
15. 2025-01-20
    listed $225,000 Active
16. 2014-05-05
    soldstatus $30,000 203-char remark

    Show marketing remark (203 chars)

    1 Story Brick Home with 3br/1 full bath. Kitchen, utility area, family room, 1 car carport and front porch. Put your style into this house and make it your home, or make an investment in rental property.

17. 2014-02-12
    listed $33,500 203-char remark

    Show marketing remark (203 chars)

    1 Story Brick Home with 3br/1 full bath. Kitchen, utility area, family room, 1 car carport and front porch. Put your style into this house and make it your home, or make an investment in rental property.

18. 2006-09-28
    soldstatus $60,375
19. 2006-08-24
    historical
20. 2006-01-18
    listed $62,500

ⓘ 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: $1,195 · $100/mo
• Projected year-2 tax: $1,195 · $100/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $25,884
• − Mortgage interest: −$11,147
• − Property taxes: −$1,195
• − Insurance: −$995
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$5,789
• Taxable income: $2,617
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $5,108/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: Colleton 01
• NCES district ID: 4501830
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $33,128
• Composite: 16.66/100
• National rank: #9171
• State rank: #69 of 80 in SC

Livability — Walterboro

• Score: 57/100
• State rank: #269
• US rank: #21618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,367
• Population (ZIP): 22,367

Population outlook (Colleton County) Hauer SSP2

• Today (2025): 34,932 people
• By 2030: 33,078 · -5.3%
• By 2040: 29,017 · -16.9%
• By 2050: 25,029 · -28.3%
• By 2075: 16,894 · -51.6%
• By 2100: 10,518 · -69.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Black 38% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Colleton

• 2024 margin: R (+18.2) · D 40.4% · R 58.5% · Other 1.1%
• 2008→2024 swing: -18.7pp toward R · 2008: 0.5pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+9.5 2016: R+8.5 2012: D+0.2 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.20%
• Current HPI: 235.1237
• 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

+218.4% since first listed

7 events — show timeline

• 2025-11-03 Price Changed $199,000 Charleston Trident MLS
• 2025-01-20 Listed $225,000 Charleston Trident MLS
• 2014-05-05 Sold (MLS) $30,000 Charleston Trident MLS
• 2014-02-12 Listed $33,500 Charleston Trident MLS
• 2006-09-28 Sold (Public Records) $60,375 Public Records
• 2006-08-24 Listing Removed — Charleston Trident MLS
• 2006-01-18 Listed $62,500 Charleston Trident MLS

Property tax history

+1.8%/yr

Latest (2025): $1,195 · +4.4% YoY. Source: county tax records.