8495 Old Number Six Hwy · Santee, SC 29142

$210,000

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 65 Days on market

Built 1967 0.50 ac lot

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• DSCR +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Great location to have a vacation home. It's walking distance from the golf course and 5 minutes from the Estate Park where you can bring your boat and fish in the lake. The house has 2 bedrooms and 1 bath with all renovated kitchen, new floors, new windows, new roof and new siding. Also metal fence for your boat or your dog. Come and look at it!

Key facts

• New siding
• Updated windows
• Metal fenced area

Tags

• FULLY RENOVATED KITCHEN
• NEW FLOORING
• UPDATED WINDOWS
• NEW ROOF
• NEW SIDING
• METAL FENCED AREA

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic tank; Electric service by Dominion Energy
• Home design: Single-family detached residential property; One story
• Construction: Asphalt roof; Fee simple ownership
• Exterior features: Partial metal enclosed fencing

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (master on lower level)
• Flooring: Laminate flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Smooth ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-52 ($-624/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (27.8% below list).
• Recommended offer: $152k (27.8% below list) — sets the bar for 1% rule.

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: 155 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 + $7k 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 $59k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $170k; 24% 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; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,723 (27.8% 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 65 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 11.5

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: 7.8%
• Equity multiple: 1.46×
• Total profit: $27,193
• Equity at exit: $100,074

10-year hold

• IRR: 10.2%
• Equity multiple: 2.61×
• Total profit: $94,894
• Equity at exit: $158,769

Cash invested: $58,800 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 155
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,517 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$62 /mo · $743/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-52

Break-even live

Break-even rent $1,583

Max offer price $200,807

Occupancy floor 98%

Sensitivity live

Price	-10% $67	-5% $7	+0% $-52	+5% $-111	+10% $-171
Rent	-10% $-172	-5% $-112	+0% $-52	+5% $8	+10% $68
Rate	-1.0pp $54	-0.5pp $1	base $-52	+0.5pp $-106	+1.0pp $-162

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $210,000 Active 65 DOM
2. 2026-06-18
   days on market $210,000 Active 64 DOM
3. 2026-06-17
   days on market $210,000 Active 63 DOM
4. 2026-06-16
   days on market $210,000 Active 62 DOM
5. 2026-06-15
   days on market $210,000 Active 61 DOM
6. 2026-06-14
   days on market $210,000 Active 59 DOM
7. 2026-06-12
   days on market $210,000 Active 58 DOM
8. 2026-06-09
   days on market $210,000 Active 55 DOM
9. 2026-06-08
   days on market $210,000 Active 54 DOM
10. 2026-06-07
    days on market $210,000 Active 53 DOM
11. 2026-06-07
    days on market $210,000 Active 52 DOM
12. 2026-06-04
    days on market $210,000 Active 49 DOM
13. 2026-06-02
    days on market $210,000 Active 48 DOM
14. 2026-06-01
    days on market $210,000 Active 47 DOM
15. 2026-05-31
    days on market $210,000 Active 46 DOM
16. 2026-05-31
    days on market $210,000 Active 45 DOM
17. 2026-04-15
    listed $210,000 Active
18. 2023-08-14
    soldstatus $170,000 Closed 348-char remark

    Show marketing remark (348 chars)

    Great location to have a vacation home. It's walking distance from the golf course and 5 minutes from the Estate Park where you can bring your boat and fish in the lake. The house has 2 bedrooms and 1 bath with all renovated kitchen, new floors, new windows, new roof and new siding. Also metal fence for your boat or your dog. Come and look at it!

19. 2023-07-02
    listed Active Under Contract 348-char remark

    Show marketing remark (348 chars)

    Great location to have a vacation home. It's walking distance from the golf course and 5 minutes from the Estate Park where you can bring your boat and fish in the lake. The house has 2 bedrooms and 1 bath with all renovated kitchen, new floors, new windows, new roof and new siding. Also metal fence for your boat or your dog. Come and look at it!

20. 2023-07-01
    listed $176,000 348-char remark

    Show marketing remark (348 chars)

    Great location to have a vacation home. It's walking distance from the golf course and 5 minutes from the Estate Park where you can bring your boat and fish in the lake. The house has 2 bedrooms and 1 bath with all renovated kitchen, new floors, new windows, new roof and new siding. Also metal fence for your boat or your dog. Come and look at it!

21. 2023-03-24
    soldstatus $35,000 Closed
22. 2023-03-05
    status Pending
23. 2023-02-24
    price $35,000
24. 2022-12-12
    historical
25. 2022-12-10
    listed $55,000 Active
26. 2022-12-10
    listed $55,000
27. 2022-08-21
    historical
28. 2022-05-18
    price $60,000
29. 2021-11-01
    listed $90,000 Active

ⓘ 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: $743 · $62/mo
• Projected year-2 tax: $1,197 · $100/mo
• Expected delta: +$454/yr (+$38/mo · 61.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $18,207
• − Mortgage interest: −$11,763
• − Property taxes: −$743
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$6,109
• Taxable loss: −$4,371
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $425/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

Price history

+133.3% since first listed

13 events — show timeline

• 2026-04-15 Listed $210,000 Charleston Trident MLS
• 2023-08-14 Sold (MLS) $170,000 Charleston Trident MLS
• 2023-07-02 Listed — Charleston Trident MLS
• 2023-07-01 Listed $176,000 Charleston Trident MLS
• 2023-03-24 Sold (MLS) $35,000 Charleston Trident MLS
• 2023-03-05 Pending — Charleston Trident MLS
• 2023-02-24 Price Changed $35,000 Charleston Trident MLS
• 2022-12-12 Listing Removed — Charleston Trident MLS
• 2022-12-10 Listed $55,000 Charleston Trident MLS
• 2022-12-10 Listed $55,000 Charleston Trident MLS
• 2022-08-21 Listing Removed — Charleston Trident MLS
• 2022-05-18 Price Changed $60,000 Charleston Trident MLS
• 2021-11-01 Listed $90,000 Charleston Trident MLS

Property tax history

+1.1%/yr

Latest (2024): $743 · +7.6% YoY. Source: county tax records.