1172 Wisteria · Wilkinson Heights, SC 29115

$69,000

3 bd · 2.0 ba · 1,190 sqft · SingleFamily public records

Built 1963 0.30 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

COZY ALL BRICK 3 BED, 1.5 BATH HOME W/ FRNT PORCH, SIDE CARPORT. FEATURES INCLUDE LG MSTR BDRM W/ HDWD FLOORS + PRIVATE 1/2 BATH, FRENCH DOORS THAT LEAD OUT ONTO WOOD DECK OVERLOOKING BACK YARD, 2 ADD'L BDRMS IN HOME /SHARED FULL BATH IN HALL. PROPERTY HAS NEW SEPTIC+ NEW PLUMBING+ NEW ROOF IN 2017. SQ FTG IS APPROXIMATE (+/-) & SHOULD BE VERIFIED BY PURCHASER IF SQUARE FOOTAGE IS IMPORTANT TO PURCHASER. AGENT DOES NOT WARRANT THE ACCURACY OF THE MEASUREMENTS.

Key facts

• 0.3 acre lot
• Parking
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).

Location & tenants

• Location reads 54/100 on livability (#319 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment F.
• Zoned schools: Whittaker Elementary (math 24%, 415 students, 100% FRL); Robert E. Howard Middle (math 10%, 396 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 226 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $121k (64%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $69,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.92% ✓
• Cap rate: 14.93%
• Cash-on-cash: 30.86%
• DSCR: 2.37
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $172,550
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1141 Hodson Dr	0.33mi	2/1.0 (-1)	1,275 (+7%)	1mo	$38,700	$30	63
1472 Middlepen Rd	0.67mi	3/1.0	1,050 (-12%)	14mo	$152,700	$145	33
1499 1499 Joe S Jeffords Hwy Hwy	0.74mi	3/2.0	1,025 (-14%)	14mo	$155,000	$151	31

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

Projected returns pro-forma

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

5-year hold

• IRR: 25.7%
• Equity multiple: 2.06×
• Total profit: $20,532
• Equity at exit: $10,288

10-year hold

• IRR: 33.4%
• Equity multiple: 4.05×
• Total profit: $58,896
• Equity at exit: $5,966

Cash invested: $19,320 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $497

Break-even live

Break-even rent $697

Max offer price $69,000

Occupancy floor 58%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2025-06-17
   soldstatus $179,900
2. 2025-05-05
   status Pending
3. 2025-04-01
   price $179,900
4. 2025-02-26
   listed $189,900 Active
5. 2024-10-14
   status Pending
6. 2024-09-05
   historical
7. 2019-03-06
   listed $69,000
8. 2019-03-04
   listed $69,000
9. 1997-04-01
   soldstatus $54,000
10. 1992-07-01
    soldstatus $46,000
11. 1990-02-01
    soldstatus $38,500
12. 1974-01-01
    soldstatus $20,000

ⓘ 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: $1,921 · $160/mo
• Projected year-2 tax: $1,921 · $160/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 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: $15,912
• − Mortgage interest: −$3,865
• − Property taxes: −$1,921
• − Insurance: −$345
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$2,007
• Taxable income: $5,228
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $4,708/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 — Wilkinson Heights

• Score: 54/100
• State rank: #319
• US rank: #23798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 27,179
• Population (ZIP): 27,179

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -56.65%
• Current HPI: 150.823
• 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

+799.5% since first listed

12 events — show timeline

• 2025-06-17 Sold (Public Records) $179,900 Public Records
• 2025-05-05 Pending — Consolidated MLS
• 2025-04-01 Price Changed $179,900 Consolidated MLS
• 2025-02-26 Listed $189,900 Consolidated MLS
• 2024-10-14 Pending — Charleston Trident MLS
• 2024-09-05 Listing Removed — Charleston Trident MLS
• 2019-03-06 Listed $69,000 Charleston Trident MLS
• 2019-03-04 Listed $69,000 Consolidated MLS
• 1997-04-01 Sold (Public Records) $54,000 Public Records
• 1992-07-01 Sold (Public Records) $46,000 Public Records
• 1990-02-01 Sold (Public Records) $38,500 Public Records
• 1974-01-01 Sold (Public Records) $20,000 Public Records

Property tax history

+5.9%/yr

Latest (2024): $1,921 · +19.2% YoY. Source: county tax records.