35 Center St · Great Falls, SC 29055

$85,000

2 bd · 1.0 ba · 1,036 sqft · Other public records · 163 Days on market

Built 1960 6,969 sqft lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +6.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Calling all investors! Perfect for an all-out redo in Great Falls with tons of potential. Listing agent is owner.

Key facts

• 6,969 sq ft lot
• Built 1960
• Listed 162 days

Tags

• WINDOWS HAVE BEEN REPLACED

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; Site-built construction; One story; Crawl space foundation; RN zoning
• Construction: Shingle/Shake exterior
• Exterior features: Dirt and concrete road access; Publicly maintained road

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Interior features: Five total rooms; Other heating (see remarks); Other cooling (see remarks)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.9% in Great Falls — 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 59/100 on livability (#244 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: amenities F, commute F, employment F.
• Chester 01 (rural): math 23% / reading 34% proficiency, ranked #59 of 80 in SC (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Great Falls Elementary (math 32% / reading 32%, grade F, #369 of 597 statewide, top 64%, 348 students, 100% FRL); Great Falls High (math 21% / reading 40%, grade F, #189 of 196 statewide, top 97%, 386 students, 78% FRL) — zoned schools average 89% FRL vs 64% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 49 active listings in the ZIP; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.6% local appreciation)).
• Chester County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $45k; list at $85k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 47% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1960 — 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. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.86×
• Total profit: $20,437
• Equity at exit: $36,275

10-year hold

• IRR: 17.4%
• Equity multiple: 3.45×
• Total profit: $58,265
• Equity at exit: $54,436

Cash invested: $23,800 (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 29055

• Home prices YoY: 1.1%
• Active inventory: 49
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $189

Break-even live

Break-even rent $743

Max offer price $85,000

Occupancy floor 76%

Sensitivity live

Price	-10% $237	-5% $213	+0% $189	+5% $165	+10% $140
Rent	-10% $111	-5% $150	+0% $189	+5% $227	+10% $266
Rate	-1.0pp $231	-0.5pp $210	base $189	+0.5pp $167	+1.0pp $144

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $85,000 Active 163 DOM
2. 2026-06-18
   days on market $85,000 Active 160 DOM
3. 2026-06-17
   days on market $85,000 Active 159 DOM
4. 2026-06-16
   days on market $85,000 Active 158 DOM
5. 2026-06-15
   days on market $85,000 Active 157 DOM
6. 2026-06-13
   days on market $85,000 Active 155 DOM
7. 2026-06-09
   days on market $85,000 Active 151 DOM
8. 2026-06-08
   days on market $85,000 Active 150 DOM
9. 2026-06-07
   days on market $85,000 Active 149 DOM
10. 2026-06-04
    days on market $85,000 Active 146 DOM
11. 2026-06-03
    days on market $85,000 Active 145 DOM
12. 2026-06-02
    days on market $85,000 Active 144 DOM
13. 2026-06-01
    days on market $85,000 Active 143 DOM
14. 2026-05-31
    days on market $85,000 Active 142 DOM
15. 2026-01-09
    listed $85,000 Active
16. 2022-11-02
    soldstatus $45,000 Closed 113-char remark

    Show marketing remark (113 chars)

    Calling all investors! Perfect for an all-out redo in Great Falls with tons of potential. Listing agent is owner.

17. 2022-11-02
    soldstatus $45,000

    Show marketing remark (113 chars)

    Calling all investors! Perfect for an all-out redo in Great Falls with tons of potential. Listing agent is owner.

18. 2022-10-18
    status Pending 113-char remark

    Show marketing remark (113 chars)

    Calling all investors! Perfect for an all-out redo in Great Falls with tons of potential. Listing agent is owner.

19. 2022-09-30
    listed $49,900 Active 113-char remark

    Show marketing remark (113 chars)

    Calling all investors! Perfect for an all-out redo in Great Falls with tons of potential. Listing agent is owner.

20. 2022-09-13
    soldstatus $60,000
21. 2018-04-06
    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: $1,270 · $106/mo
• Projected year-2 tax: $1,270 · $106/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,781
• − Mortgage interest: −$4,761
• − Property taxes: −$1,270
• − Insurance: −$425
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$2,473
• Taxable income: $967
• Est. tax owed @ 24.0%: −$232
• After-tax cash flow: $2,031/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)

• District: Chester 01
• NCES district ID: 4501530
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 34% ▬ 0.00%
• Median HH income: $34,041
• Composite: 23.39/100
• National rank: #7902
• State rank: #59 of 80 in SC

Livability — Great Falls

• Score: 59/100
• State rank: #244
• US rank: #20086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Great Falls, SC
• City population: 3,858
• Population (ZIP): 3,858

Population outlook (Chester County) Hauer SSP2

• Today (2025): 30,121 people
• By 2030: 28,700 · -4.7%
• By 2040: 25,784 · -14.4%
• By 2050: 23,001 · -23.6%
• By 2075: 17,770 · -41.0%
• By 2100: 13,584 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Black 37% Two or more races 12% Hispanic / Latino 3%
• Common ancestry: Italian 1% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Chester

• 2024 margin: R (+17.2) · D 40.8% · R 58.0% · Other 1.1%
• 2008→2024 swing: -25.5pp toward R · 2008: 8.3pp · 2024: -17.2pp
• All cycles: 2024: R+17.2 2020: R+10.9 2016: R+4.8 2012: D+10.5 2008: D+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.59%
• Current HPI: 247.4479
• 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

+580.0% since first listed

7 events — show timeline

• 2026-01-09 Listed $85,000 CANOPYMLS as Distributed by MLS Grid
• 2022-11-02 Sold (Public Records) $45,000 Public Records
• 2022-11-02 Sold (MLS) $45,000 CANOPYMLS as Distributed by MLS Grid
• 2022-10-18 Pending — CANOPYMLS as Distributed by MLS Grid
• 2022-09-30 Listed $49,900 CANOPYMLS as Distributed by MLS Grid
• 2022-09-13 Sold (Public Records) $60,000 Public Records
• 2018-04-06 Sold (Public Records) $12,500 Public Records

Property tax history

+20.6%/yr

Latest (2025): $1,270 · +5.6% YoY. Source: county tax records.