7 bd · 7.5 ba ·
4,710 sqft ·
Built 1999
· SingleFamily
· Pending
· 945 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$3,548/mo
Mortgage (P&I)
−$918
Tax + insurance
−$961
HOA
−$817
Vac / Maint / Mgmt
−$745
Net cashflow
$107/mo
Annual
$1,288/yr
Cap rate
11.62%
Cash-on-cash
19.01%
DSCR
1.85
1% rule
2.03%
Cash to close
$49,000
Investor read
This is a 7-bed/7.5-bath single-family listed at $175k.
At list price, monthly cash flow is $107 ($1k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($4k rent vs $175k).
It's been on market 945 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
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.
Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
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.
Watch-outs: flood insurance adds $669/mo; HOA is 23% of rent.
Market conditions: 392 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).
Climate carrying-cost: in FEMA flood zone VE (mandatory federal flood insurance); severe wind risk, 99% 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.
Cap rate 11.6% vs local median 1.8% in Litchfield Beach — 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.
Questions for listing agent
It's been on market 945 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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.
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.
CashFlowRE · CFR-42A2D0AWGPZVMG
· Data 1 week agocashflowre.app · 2026-05-29