905 Peak St · Holly Hill, SC 29059

$145,000

3 bd · 1.0 ba · 1,718 sqft · SingleFamily · 228 Days on market

Built 1957 0.37 ac lot ↓ 19% since listing

---

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 +15.4/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Own a piece of local history! Possibly the oldest home in town, this classic Southern residence features a columned front porch, wide side porch, and timeless siding--now paired with new front siding and commercial-grade windows. Inside: 10′ ceilings, multiple fireplaces, wainscoting, and a kitchen with custom cabinets and island, ready for your appliances. Primary bath updated; a former 3rd bedroom was started as a second bath. Heavy lifting done--commercial-grade rewiring, new subfloors, plumbing updates, conditioned crawl space, newer water heater--with many finishes conveying. Still needed: roof, more windows/siding, complete 2nd bath/3rd BR, drywall/trim. Sold as-is--bring your c

Key facts

• 0.37 acre lot
• Built 1957
• Listed 227 days

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family detached residential property
• Exterior features: No additional structures; No subdivision

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 bathroom
• Interior features: Family room; Entrance foyer; Living/dining combo; Pantry; Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $55 ($657/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (7.7% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 2.0% in Holly Hill — 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.

Location & tenants

• Location reads 57/100 on livability (#282 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Zoned schools: Holly Hill Elementary (math 30%, 326 students, 100% FRL); Holly Hill-Roberts Middle (math 15%, 418 students, 100% FRL).
• Market conditions: 92 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.8% 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 (5.8% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, 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 228 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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 1957 — 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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $309,240
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2719 Eutaw Rd	0.14mi	3/1.0	1,880 (+9%)	19mo	$252,000	$134	62
8109 Old State Rd	0.70mi	3/2.0	1,847 (+8%)	1mo	$130,000	$70	50
2512 Eutaw Rd	0.46mi	3/2.0	1,533 (-11%)	12mo	$299,000	$195	46
724 Peake St	0.22mi	4/2.0 (+1)	1,926 (+12%)	20mo	$240,000	$125	44
1287 Carolina Ave	0.46mi	3/2.0	1,500 (-13%)	13mo	$270,000	$180	42
367 Walters Rd	0.69mi	4/2.0 (+1)	1,774 (+3%)	20mo	$329,999	$186	37
1301 Bennett Cir	0.66mi	3/2.0	1,969 (+15%)	6mo	$365,000	$185	36
362 Walters Rd	0.71mi	4/2.0 (+1)	1,774 (+3%)	23mo	$332,910	$188	33
359 Walters Rd	0.73mi	4/2.0 (+1)	1,774 (+3%)	23mo	$311,035	$175	32

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

Projected returns pro-forma

5.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.09×
• Total profit: $44,083
• Equity at exit: $89,783

10-year hold

• IRR: 16.3%
• Equity multiple: 4.14×
• Total profit: $127,327
• Equity at exit: $161,647

Cash invested: $40,600 (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 29059

• Home prices YoY: 2.5%
• Active inventory: 92
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $55

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 91%

Sensitivity live

Price	-10% $155	-5% $105	+0% $55	+5% $5	+10% $-45
Rent	-10% $-51	-5% $2	+0% $55	+5% $108	+10% $160
Rate	-1.0pp $128	-0.5pp $92	base $55	+0.5pp $17	+1.0pp $-21

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $145,000 Active 228 DOM
2. 2026-06-18
   days on market $145,000 Active 227 DOM
3. 2026-06-17
   days on market $145,000 Active 226 DOM
4. 2026-06-16
   days on market $145,000 Active 225 DOM
5. 2026-06-15
   days on market $145,000 Active 224 DOM
6. 2026-06-14
   days on market $145,000 Active 222 DOM
7. 2026-06-12
   days on market $145,000 Active 221 DOM
8. 2026-06-09
   days on market $145,000 Active 218 DOM
9. 2026-06-08
   days on market $145,000 Active 217 DOM
10. 2026-06-07
    days on market $145,000 Active 216 DOM
11. 2026-06-07
    days on market $145,000 Active 215 DOM
12. 2026-06-04
    days on market $145,000 Active 212 DOM
13. 2026-06-02
    days on market $145,000 Active 211 DOM
14. 2026-06-01
    days on market $145,000 Active 210 DOM
15. 2026-05-31
    days on market $145,000 Active 209 DOM
16. 2026-05-31
    days on market $145,000 Active 208 DOM
17. 2026-02-13
    price $145,000
18. 2026-01-23
    price $149,000
19. 2026-01-06
    price $155,000
20. 2025-12-11
    price $159,000
21. 2025-11-17
    price $169,000
22. 2025-11-03
    listed $180,000 Active

ⓘ 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: $16,053
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$4,218
• Taxable loss: −$1,756
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $1,078/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 — Holly Hill

• Score: 57/100
• State rank: #282
• US rank: #22105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holly Hill, SC
• City population: 5,234
• Population (ZIP): 5,234

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 (57%)
• Race & ethnicity: Black 57% White 39% Native American 2% Two or more races 1%
• Common ancestry: Lithuanian 0%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Arabic 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: ▲ 5.85%
• Current HPI: 237.6204
• 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

-19.4% since first listed

6 events — show timeline

• 2026-02-13 Price Changed $145,000 Charleston Trident MLS
• 2026-01-23 Price Changed $149,000 Charleston Trident MLS
• 2026-01-06 Price Changed $155,000 Charleston Trident MLS
• 2025-12-11 Price Changed $159,000 Charleston Trident MLS
• 2025-11-17 Price Changed $169,000 Charleston Trident MLS
• 2025-11-03 Listed $180,000 Charleston Trident MLS