144 Saluda Dr · Santee, SC 29142

$307,700

2 bd · 2.0 ba · 1,934 sqft · SingleFamily public records · 31 Days on market

Built 1987 8,712 sqft lot Est $344k · 11% under

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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 +16.5/30.0
• ARV discount +12.3/15.0
• Appreciation +6.7/10.0
• DSCR +5.1/10.0
• Schools +5.0/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Santee Cooper Resort is a gated residential 18-hole golf and boating community on Lake Marion. It consists of 300 single-family homes situated on beautifully landscaped winding roads with towering trees and views of the golf course and lake. This unmatched beautiful community offers a boat launch, marina, boat storage, tennis courts, a private membership to a community pool, a pro shop, and a 72-par golf course. The neighborhood is ideal for golfers, fishermen, families, and retirees seeking outdoor activities. This 3-bedroom, 2 full bath, 1-story home lives large and offers beautiful golf course views. Recent interior improvements include the entire ceiling has been scraped free of popcorn

Key facts

• Community pool
• Boat launch
• Tennis courts

Tags

• GATED RESIDENTIAL COMMUNITY
• 18 HOLE GOLF COURSE
• BOAT LAUNCH
• MARINA
• TENNIS COURTS
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Association fees billed quarterly; Community amenities: golf course, boat ramp, tennis courts, RV/boat storage, gated entry

Exterior

• Parking: Detached 2-car garage with garage door opener; Total parking for 2 vehicles
• Security: Gated community
• Utilities: Public sewer; Electric service by Tri-County Electric; Santee Cooper service available
• Home design: Single-family detached home; One level; Ground-level entry; Located in Santee Cooper Resort subdivision
• Construction: Fee simple ownership
• Exterior features: On golf course; High lot; Lot under 0.5 acre; Boat ramp access in community; Gated community; Golf membership available; RV/boat storage; Tennis courts; Community trash service

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Eat-in kitchen with pantry
• Bedrooms: 3 bedrooms; Primary bedroom with ceiling fan, multiple closets and walk-in closet
• Flooring: Ceramic tile; Luxury vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air
• Interior features: Cathedral/vaulted ceilings; Smooth ceilings; Ceiling fans; Eat-in kitchen; Living/dining combo; Pantry; Sun exposure
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $308k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $251k (18.3% below list).
• Recommended offer: $251k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.4% in Santee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Vance-Providence Elementary (math 10%, 229 students, 100% FRL); Holly Hill-Roberts Middle (math 15%, 418 students, 100% FRL).
• Market conditions: 154 active listings in the ZIP; 2 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.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $86k cash investment doubles in ~5 years — after that, you're playing with house money.
• 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 31 days — a 3% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $308k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $251,451 (18.3% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $344,252
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Saluda Dr	0.05mi	3/2.0 (+1)	1,714 (-11%)	6mo	$388,000	$226	68
142 Saluda Dr	0.01mi	3/2.0 (+1)	1,649 (-15%)	14mo	$263,000	$159	58
120 Wateree Dr	0.52mi	3/2.0 (+1)	2,014 (+4%)	7mo	$310,000	$154	58
406 Santee Dr	0.74mi	3/2.0 (+1)	1,890 (-2%)	9mo	$300,000	$159	49
119 Wateree Dr	0.56mi	3/2.0 (+1)	1,766 (-9%)	8mo	$297,500	$168	48
109 Saluda Dr	0.42mi	3/2.0 (+1)	1,744 (-10%)	17mo	$355,000	$204	45
105 Wateree Dr	0.65mi	3/2.0 (+1)	2,007 (+4%)	22mo	$364,000	$181	40
125 Wateree Dr	0.53mi	3/2.0 (+1)	2,189 (+13%)	12mo	$390,000	$178	38
113 Wateree Dr	0.60mi	3/2.5 (+1)	2,143 (+11%)	16mo	$415,000	$194	34

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: 11.1%
• Equity multiple: 1.65×
• Total profit: $56,339
• Equity at exit: $146,632

10-year hold

• IRR: 13.0%
• Equity multiple: 3.03×
• Total profit: $174,610
• Equity at exit: $232,634

Cash invested: $86,156 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,515 medium
• Mortgage (P&I): −$1,614
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $183

Break-even live

Break-even rent $2,283

Max offer price $307,700

Occupancy floor 88%

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: $76,925
• Closing costs: $9,231
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	23d	1	0.30mi
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	23d	1	0.31mi

Listing history 20 events

1. 2026-06-19
   days on market $307,700 Active 31 DOM
2. 2026-06-18
   days on market $307,700 Active 30 DOM
3. 2026-06-17
   days on market $307,700 Active 29 DOM
4. 2026-06-16
   days on market $307,700 Active 28 DOM
5. 2026-06-15
   days on market $307,700 Active 27 DOM
6. 2026-06-14
   days on market $307,700 Active 25 DOM
7. 2026-06-12
   days on market $307,700 Active 24 DOM
8. 2026-06-09
   days on market $307,700 Active 21 DOM
9. 2026-06-08
   days on market $307,700 Active 20 DOM
10. 2026-06-07
    days on market $307,700 Active 19 DOM
11. 2026-06-07
    days on market $307,700 Active 18 DOM
12. 2026-06-04
    days on market $307,700 Active 15 DOM
13. 2026-06-02
    days on market $307,700 Active 14 DOM
14. 2026-06-01
    days on market $307,700 Active 13 DOM
15. 2026-05-31
    days on market $307,700 Active 12 DOM
16. 2026-05-31
    days on market $307,700 Active 11 DOM
17. 2026-05-19
    listed $314,900 Active
18. 2000-10-26
    soldstatus $130,500
19. 1990-12-01
    soldstatus $93,500
20. 1990-04-01
    soldstatus $34,000

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $1,754 · $146/mo
• Expected delta: +$1,014/yr (+$84/mo · 137.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $30,174
• − Mortgage interest: −$17,236
• − Property taxes: −$740
• − Insurance: −$1,538
• − Repairs & maintenance: −$2,414
• − Management: −$2,414
• − Depreciation: −$8,951
• Taxable loss: −$3,120
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $2,944/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

• 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

+826.2% since first listed

4 events — show timeline

• 2026-05-19 Listed $314,900 Charleston Trident MLS
• 2000-10-26 Sold (Public Records) $130,500 Public Records
• 1990-12-01 Sold (Public Records) $93,500 Public Records
• 1990-04-01 Sold (Public Records) $34,000 Public Records

Property tax history

-0.9%/yr

Latest (2024): $740 · +24.4% YoY. Source: county tax records.