105 Ballard Ln · Santee, SC 29142

$279,000

3 bd · 2.0 ba · 1,298 sqft · Condo public records · 98 Days on market

Built 2006 $218/mo HOA · 8% of rent

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Why this score? — see what drove the D+ 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 +13.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• 1% rule +4.3/10.0
• DSCR +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to your beautiful waterfront condominium (or investment property) overlooking Lake Marion - South Carolina's largest lake with access to the Atlantic Ocean. This 2 BR, 2BA condo (with new carpet, new paint and new HVAC system) features an open floor plan, is in excellent condition and offers fantastic views of the lake from the family/dining area and the MBR Suite. Amenities include boardwalk, grilling area, and boat ramp. Property is located just one hour from downtown Charleston and Columbia and close to shopping, restaurants, and golf courses. The highly coveted boat slips are available for lease separately through the HOA

Key facts

• Open floor plan
• Lake views
• Community amenities

Tags

• WATERFRONT CONDO
• LAKE VIEWS
• OPEN FLOOR PLAN
• COMMUNITY AMENITIES
• BOAT RAMP
• GRILLING AREA

Property features AI

Finance

• HOA & community: Association fee $218 monthly

Exterior

• Utilities: Public sewer; Dominion Energy service
• Home design: Single-family attached condominium; One story; Ground-level entry; Located in Ballards Pointe II
• Exterior features: Lakefront

Interior

• Kitchen: Dishwasher; Electric range; Electric oven; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Luxury vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Smooth ceilings; High ceilings; Garden tub with shower; Walk-in closet(s); Living/dining combination; Family room fireplace
• Laundry & utility: Stacked washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $279k.

Deal economics

• At list price, monthly cash flow is $-5 ($-62/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (6.6% below list).
• Recommended offer: $254k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Zoned schools: Elloree Elementary (math 10%, 387 students, 100% FRL).
• Market conditions: 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.5% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago 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.
• Current owner paid $220k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $253,890 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.52×
• Total profit: $40,459
• Equity at exit: $132,955

10-year hold

• IRR: 11.1%
• Equity multiple: 2.74×
• Total profit: $136,132
• Equity at exit: $210,936

Cash invested: $78,120 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,605 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$266 /mo · $3,190/yr
• Insurance: −$116
• HOA: −$218
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-5

Break-even live

Break-even rent $2,612

Max offer price $278,091

Occupancy floor 95%

Sensitivity live

Price	-10% $153	-5% $74	+0% $-5	+5% $-84	+10% $-163
Rent	-10% $-211	-5% $-108	+0% $-5	+5% $98	+10% $201
Rate	-1.0pp $135	-0.5pp $66	base $-5	+0.5pp $-77	+1.0pp $-151

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	24d	1	0.01mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	24d	1	0.12mi
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	24d	1	1.31mi

HOA detail condo

• Monthly dues: $218 · $2,616/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-19
   days on market $279,000 Active 98 DOM
2. 2026-06-18
   days on market $279,000 Active 97 DOM
3. 2026-06-16
   days on market $279,000 Active 96 DOM
4. 2026-06-15
   days on market $279,000 Active 95 DOM
5. 2026-06-14
   days on market $279,000 Active 93 DOM
6. 2026-06-12
   days on market $279,000 Active 92 DOM
7. 2026-06-09
   days on market $279,000 Active 89 DOM
8. 2026-06-08
   days on market $279,000 Active 88 DOM
9. 2026-06-07
   days on market $279,000 Active 87 DOM
10. 2026-06-07
    days on market $279,000 Active 86 DOM
11. 2026-06-04
    days on market $279,000 Active 83 DOM
12. 2026-06-02
    days on market $279,000 Active 82 DOM
13. 2026-06-01
    days on market $279,000 Active 81 DOM
14. 2026-05-31
    days on market $279,000 Active 80 DOM
15. 2026-05-31
    days on market $279,000 Active 79 DOM
16. 2026-03-12
    listed $279,000 Active
17. 2023-12-22
    soldstatus $220,000 Closed 646-char remark

    Show marketing remark (707 chars)

    Welcome home to your beautiful waterfront condominium (or investment property) overlooking Lake Marion - South Carolina's largest lake with access to the Atlantic Ocean. This 2 BR, 2BA condo (with new carpet, new paint and new HVAC system) features an open floor plan, is in excellent condition and offers fantastic views of the lake from the family/dining area and the MBR Suite. Amenities include boardwalk, grilling area, and boat ramp. Property is located just one hour from downtown Charleston and Columbia and close to shopping, restaurants, and golf courses. The highly coveted boat slips are available for lease separately through the HOA. HOA Includes: Common area maintenance, exterior maintenance

18. 2023-12-22
    soldstatus $220,000 Closed 707-char remark

    Show marketing remark (707 chars)

    Welcome home to your beautiful waterfront condominium (or investment property) overlooking Lake Marion - South Carolina's largest lake with access to the Atlantic Ocean. This 2 BR, 2BA condo (with new carpet, new paint and new HVAC system) features an open floor plan, is in excellent condition and offers fantastic views of the lake from the family/dining area and the MBR Suite. Amenities include boardwalk, grilling area, and boat ramp. Property is located just one hour from downtown Charleston and Columbia and close to shopping, restaurants, and golf courses. The highly coveted boat slips are available for lease separately through the HOA. HOA Includes: Common area maintenance, exterior maintenance

19. 2023-12-07
    status Pending
20. 2023-11-23
    status Pending 646-char remark

    Show marketing remark (646 chars)

    Welcome home to your beautiful waterfront condominium (or investment property) overlooking Lake Marion - South Carolina's largest lake with access to the Atlantic Ocean. This 2 BR, 2BA condo (with new carpet, new paint and new HVAC system) features an open floor plan, is in excellent condition and offers fantastic views of the lake from the family/dining area and the MBR Suite. Amenities include boardwalk, grilling area, and boat ramp. Property is located just one hour from downtown Charleston and Columbia and close to shopping, restaurants, and golf courses. The highly coveted boat slips are available for lease separately through the HOA

21. 2023-11-23
    status Pending 707-char remark

    Show marketing remark (646 chars)

    Welcome home to your beautiful waterfront condominium (or investment property) overlooking Lake Marion - South Carolina's largest lake with access to the Atlantic Ocean. This 2 BR, 2BA condo (with new carpet, new paint and new HVAC system) features an open floor plan, is in excellent condition and offers fantastic views of the lake from the family/dining area and the MBR Suite. Amenities include boardwalk, grilling area, and boat ramp. Property is located just one hour from downtown Charleston and Columbia and close to shopping, restaurants, and golf courses. The highly coveted boat slips are available for lease separately through the HOA

22. 2023-11-23
    historical Active - Contingent

    Show marketing remark (646 chars)

    Welcome home to your beautiful waterfront condominium (or investment property) overlooking Lake Marion - South Carolina's largest lake with access to the Atlantic Ocean. This 2 BR, 2BA condo (with new carpet, new paint and new HVAC system) features an open floor plan, is in excellent condition and offers fantastic views of the lake from the family/dining area and the MBR Suite. Amenities include boardwalk, grilling area, and boat ramp. Property is located just one hour from downtown Charleston and Columbia and close to shopping, restaurants, and golf courses. The highly coveted boat slips are available for lease separately through the HOA

23. 2023-11-23
    historical Active Under Contract 646-char remark

    Show marketing remark (646 chars)

    Welcome home to your beautiful waterfront condominium (or investment property) overlooking Lake Marion - South Carolina's largest lake with access to the Atlantic Ocean. This 2 BR, 2BA condo (with new carpet, new paint and new HVAC system) features an open floor plan, is in excellent condition and offers fantastic views of the lake from the family/dining area and the MBR Suite. Amenities include boardwalk, grilling area, and boat ramp. Property is located just one hour from downtown Charleston and Columbia and close to shopping, restaurants, and golf courses. The highly coveted boat slips are available for lease separately through the HOA

24. 2023-08-27
    status Active 707-char remark

    Show marketing remark (707 chars)

    Welcome home to your beautiful waterfront condominium (or investment property) overlooking Lake Marion - South Carolina's largest lake with access to the Atlantic Ocean. This 2 BR, 2BA condo (with new carpet, new paint and new HVAC system) features an open floor plan, is in excellent condition and offers fantastic views of the lake from the family/dining area and the MBR Suite. Amenities include boardwalk, grilling area, and boat ramp. Property is located just one hour from downtown Charleston and Columbia and close to shopping, restaurants, and golf courses. The highly coveted boat slips are available for lease separately through the HOA. HOA Includes: Common area maintenance, exterior maintenance

25. 2023-08-19
    historical 707-char remark

    Show marketing remark (707 chars)

    Welcome home to your beautiful waterfront condominium (or investment property) overlooking Lake Marion - South Carolina's largest lake with access to the Atlantic Ocean. This 2 BR, 2BA condo (with new carpet, new paint and new HVAC system) features an open floor plan, is in excellent condition and offers fantastic views of the lake from the family/dining area and the MBR Suite. Amenities include boardwalk, grilling area, and boat ramp. Property is located just one hour from downtown Charleston and Columbia and close to shopping, restaurants, and golf courses. The highly coveted boat slips are available for lease separately through the HOA. HOA Includes: Common area maintenance, exterior maintenance

26. 2023-05-10
    listed $220,000 Active 646-char remark

    Show marketing remark (707 chars)

    Welcome home to your beautiful waterfront condominium (or investment property) overlooking Lake Marion - South Carolina's largest lake with access to the Atlantic Ocean. This 2 BR, 2BA condo (with new carpet, new paint and new HVAC system) features an open floor plan, is in excellent condition and offers fantastic views of the lake from the family/dining area and the MBR Suite. Amenities include boardwalk, grilling area, and boat ramp. Property is located just one hour from downtown Charleston and Columbia and close to shopping, restaurants, and golf courses. The highly coveted boat slips are available for lease separately through the HOA. HOA Includes: Common area maintenance, exterior maintenance

27. 2023-05-10
    listed $220,000 Active 707-char remark

    Show marketing remark (707 chars)

    Welcome home to your beautiful waterfront condominium (or investment property) overlooking Lake Marion - South Carolina's largest lake with access to the Atlantic Ocean. This 2 BR, 2BA condo (with new carpet, new paint and new HVAC system) features an open floor plan, is in excellent condition and offers fantastic views of the lake from the family/dining area and the MBR Suite. Amenities include boardwalk, grilling area, and boat ramp. Property is located just one hour from downtown Charleston and Columbia and close to shopping, restaurants, and golf courses. The highly coveted boat slips are available for lease separately through the HOA. HOA Includes: Common area maintenance, exterior maintenance

28. 2023-05-10
    listed $220,000 Active

    Show marketing remark (707 chars)

    Welcome home to your beautiful waterfront condominium (or investment property) overlooking Lake Marion - South Carolina's largest lake with access to the Atlantic Ocean. This 2 BR, 2BA condo (with new carpet, new paint and new HVAC system) features an open floor plan, is in excellent condition and offers fantastic views of the lake from the family/dining area and the MBR Suite. Amenities include boardwalk, grilling area, and boat ramp. Property is located just one hour from downtown Charleston and Columbia and close to shopping, restaurants, and golf courses. The highly coveted boat slips are available for lease separately through the HOA. HOA Includes: Common area maintenance, exterior maintenance

29. 2022-09-23
    price $220,000
30. 2022-09-21
    price $220,000
31. 2022-09-20
    status Active
32. 2022-09-13
    historical
33. 2022-09-09
    listed $205,000 Active
34. 2022-08-29
    listed $205,000 Active
35. 2020-05-12
    historical
36. 2008-02-20
    listed $245,000
37. 2006-02-28
    soldstatus $195,900

ⓘ 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: $3,190 · $266/mo
• Projected year-2 tax: $3,190 · $266/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 3/10 Moderate
• 🌡 Heat 7/10 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: $31,262
• − Mortgage interest: −$15,628
• − Property taxes: −$3,190
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,501
• − Management: −$2,501
• − HOA: −$2,616
• − Depreciation: −$8,116
• Taxable loss: −$4,686
• Est. tax savings @ 24.0%: +$1,125
• After-tax cash flow: $1,063/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 — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,658

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.47%
• Current HPI: 193.5623
• 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

+42.4% since first listed

22 events — show timeline

• 2026-03-12 Listed $279,000 Charleston Trident MLS
• 2023-12-22 Sold (MLS) $220,000 SBOR
• 2023-12-22 Sold (MLS) $220,000 Charleston Trident MLS
• 2023-12-07 Pending — Consolidated MLS
• 2023-11-23 Pending — Charleston Trident MLS
• 2023-11-23 Pending — SBOR
• 2023-11-23 Contingent — Consolidated MLS
• 2023-11-23 Contingent — Charleston Trident MLS
• 2023-08-27 Relisted — SBOR
• 2023-08-19 Delisted — SBOR
• 2023-05-10 Listed $220,000 Consolidated MLS
• 2023-05-10 Listed $220,000 SBOR
• 2023-05-10 Listed $220,000 Charleston Trident MLS
• 2022-09-23 Price Changed $220,000 Charleston Trident MLS
• 2022-09-21 Price Changed $220,000 Consolidated MLS
• 2022-09-20 Relisted — Consolidated MLS
• 2022-09-13 Delisted — Consolidated MLS
• 2022-09-09 Listed $205,000 Consolidated MLS
• 2022-08-29 Listed $205,000 Charleston Trident MLS
• 2020-05-12 Listing Removed — Charleston Trident MLS
• 2008-02-20 Listed $245,000 Charleston Trident MLS
• 2006-02-28 Sold (Public Records) $195,900 Public Records

Property tax history

+2.9%/yr

Latest (2024): $3,190 · +10.7% YoY. Source: county tax records.