378 Quick St · Wilkinson Heights, SC 29115

$80,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 103 Days on market

Built 1940 5,009 sqft lot Est $113k · 29% 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS SPECIAL!! CASH ONLY! Located in Orangeburg County, this Ranch style 3 bedrooms, 1 bath. This home is currently rented at $737.00 (12 months lease). The interior was renovated prior to the tenant moving in. Conveniently located less than a . 25 miles off US 601 and near SC STATE UNIVERSITY. Just 5 minutes to Interstate 20 and major highways. 424 Jamison Ave Orangeburg is being sold together. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Ranch style
• 5,009 sq ft lot
• 2 parking spots

Tags

• RANCH STYLE
• INTERIOR WAS RENOVATED
• LOCATED IN ORANGEBURG COUNTY
• NEAR SC STATE UNIVERSITY
• 5 MINUTES TO INTERSTATE 20

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl exterior finish; Crawlspace foundation
• Exterior features: Covered front porch; Rear chain-link fence (rear only); Paved road frontage

Interior

• Kitchen: Laminate flooring; Formica countertops; Painted cabinets; Refrigerator; Free-standing range
• Bedrooms: Master bedroom on main level with private closet, shared bath, tub/shower; Bedroom 2 on main level with private closet, shared bath, tub/shower; Bedroom 3 on main level with private closet, shared bath, tub/shower
• Flooring: Carpet in living areas and bedrooms; Laminate in kitchen
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans in living room and bedrooms; Carpeted floors in living room and bedrooms

🏷️ Possibly a rental listed for sale. The $80,000 price doesn't fit this home's estimated sale value (~$113,184) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $-62 ($-744/yr) — negative.
• To cash-flow at today's rent, offer at most $69k (13.7% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $69k (13.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 54/100 on livability (#319 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment F.
• Market conditions: 226 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $80k implies a 540% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,040 (13.7% 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 103 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.44% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.53%
• DSCR: 1.87
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $113,184
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
355 Clarendon	0.22mi	3/1.0	816 (-6%)	20mo	$117,000	$143	64
638 Clinton St	0.52mi	3/1.0	936 (+8%)	16mo	$122,500	$131	49
164 Maxcy St	0.38mi	2/1.0 (-1)	920 (+6%)	22mo	$32,000	$35	48

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: -21.4%
• Equity multiple: 0.26×
• Total profit: $-16,638
• Equity at exit: $11,928

10-year hold

• IRR: -14.0%
• Equity multiple: 0.18×
• Total profit: $-18,454
• Equity at exit: $6,917

Cash invested: $22,400 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-62

Break-even live

Break-even rent $1,233

Max offer price $69,040

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-39	+0% $-62	+5% $-85	+10% $-107
Rent	-10% $-153	-5% $-108	+0% $-62	+5% $-16	+10% $29
Rate	-1.0pp $-22	-0.5pp $-42	base $-62	+0.5pp $-83	+1.0pp $-104

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $80,000 Active 103 DOM
2. 2026-06-18
   days on market $80,000 Active 102 DOM
3. 2026-06-17
   days on market $80,000 Active 101 DOM
4. 2026-06-16
   days on market $80,000 Active 100 DOM
5. 2026-06-15
   days on market $80,000 Active 99 DOM
6. 2026-06-14
   days on market $80,000 Active 97 DOM
7. 2026-06-12
   days on market $80,000 Active 96 DOM
8. 2026-06-09
   days on market $80,000 Active 93 DOM
9. 2026-06-08
   days on market $80,000 Active 92 DOM
10. 2026-06-07
    days on market $80,000 Active 91 DOM
11. 2026-06-07
    days on market $80,000 Active 90 DOM
12. 2026-06-04
    days on market $80,000 Active 87 DOM
13. 2026-06-02
    days on market $80,000 Active 86 DOM
14. 2026-06-01
    days on market $80,000 Active 85 DOM
15. 2026-05-31
    days on market $80,000 Active 84 DOM
16. 2026-05-31
    days on market $80,000 Active 83 DOM
17. 2026-05-20
    status Pending
18. 2026-02-27
    listed $80,000 Active
19. 1988-05-01
    soldstatus $12,500

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,137 · $95/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 AE · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥107°F today · 15 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: $13,854
• − Mortgage interest: −$4,481
• − Property taxes: −$1,137
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,327
• Taxable loss: −$1,826
• Est. tax savings @ 24.0%: +$438
• After-tax cash flow: $-306/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 — Wilkinson Heights

• Score: 54/100
• State rank: #319
• US rank: #23798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilkinson Heights, SC
• City population: 27,179
• Population (ZIP): 27,179

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -56.65%
• Current HPI: 150.823
• 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

+540.0% since first listed

3 events — show timeline

• 2026-05-20 Pending — Consolidated MLS
• 2026-02-27 Listed $80,000 Consolidated MLS
• 1988-05-01 Sold (Public Records) $12,500 Public Records

Property tax history

+6.4%/yr

Latest (2024): $1,137 · +19.5% YoY. Source: county tax records.