Birch Plan · Santee, SC 29142

$261,990

4 bd · 2.5 ba · 1,680 sqft · SingleFamily · 162 Days on market

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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).

• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Cash flow +6.1/30.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0

Listing remarks

Welcome to Somerset! A new home community where you can feel confident in owning a new home with simple living and space to relax in Santee. The Birch offers space and style. Enter through the two-car garage or foyer and find a light-filled, airy floor plan. The great room flows into the dinette and kitchen area so you never miss a moment with friends or family around the kitchen island. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 4 bedrooms with ample closet space, and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath keeps you connected to the rest of the home while providing peaceful privacy. Discover a

Key facts

• 2 parking spots
• Listed 161 days

Property features AI

Finance

• Other: Address listed as Birch Plan, Santee, SC 29142; Listing status: Active
• Financial info: List price $271,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air conditioning
• Home design: Birch plan (new construction plan)
• Exterior features: Living area approximately 1680

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

🏗️ New construction. The $261,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $314,160.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $-591 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (23.7% below list).
• Recommended offer: $200k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 5.4% in Santee — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: schools D+, crime F, amenities F.
• Market conditions: 154 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $11k 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.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,000 (23.7% 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 162 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.06%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $314,160
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
196 Fargo Dr	0.00mi	4/2.5	1,680 (0%)	14mo	$314,990	$187	88
220 Fargo Dr	0.26mi	3/3.0 (-1)	1,910 (+14%)	2mo	$298,500	$156	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 1.6%
• Equity multiple: 1.09×
• Total profit: $8,172
• Equity at exit: $149,710

10-year hold

• IRR: 5.1%
• Equity multiple: 1.82×
• Total profit: $72,295
• Equity at exit: $237,518

Cash invested: $87,965 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,647
• Tax est. 1.5%: −$393 /mo · $4,712/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-591

Break-even live

Break-even rent $2,748

Max offer price $228,628

Occupancy floor —

Sensitivity live

Price	-10% $-374	-5% $-483	+0% $-591	+5% $-700	+10% $-808
Rent	-10% $-749	-5% $-670	+0% $-591	+5% $-512	+10% $-433
Rate	-1.0pp $-433	-0.5pp $-511	base $-591	+0.5pp $-672	+1.0pp $-755

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: $78,540
• Closing costs: $9,425
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	24d	1	1.28mi

Listing history 16 events

1. 2026-06-19
   days on market $261,990 Active 162 DOM
2. 2026-06-18
   days on market $261,990 Active 161 DOM
3. 2026-06-17
   days on market $261,990 Active 160 DOM
4. 2026-06-16
   days on market $261,990 Active 159 DOM
5. 2026-06-15
   days on market $261,990 Active 158 DOM
6. 2026-06-14
   days on market $261,990 Active 156 DOM
7. 2026-06-12
   days on market $261,990 Active 155 DOM
8. 2026-06-09
   days on market $261,990 Active 152 DOM
9. 2026-06-08
   days on market $261,990 Active 151 DOM
10. 2026-06-07
    days on market $261,990 Active 150 DOM
11. 2026-06-07
    days on market $261,990 Active 149 DOM
12. 2026-06-04
    days on market $261,990 Active 146 DOM
13. 2026-06-02
    pricedays on market $261,990 Active 145 DOM
14. 2026-06-01
    days on market $271,990 Active 144 DOM
15. 2026-05-31
    days on market $271,990 Active 143 DOM
16. 2026-05-31
    days on market $271,990 Active 142 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$17,598
• − Property taxes: −$4,712
• − Insurance: −$1,571
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$9,139
• Taxable loss: −$12,860
• Est. tax savings @ 24.0%: +$3,086
• After-tax cash flow: $-4,007/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

• Census place: Santee, SC
• 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