6227 Hollow Creek Rd · Woodford, SC 29137

$99,000

3 bd · 2.0 ba · 775 sqft · SingleFamily · 58 Days on market

Built 1985 Poor condition 1.90 ac 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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• 1% rule +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.4/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

ECONOMY HOME! This 2-story tiny house is a fixer-upper with lots of potential. It has over 700 sq. ft. and is situated on 1.9 acres. The tiny house has 3 bedrooms, 2 baths, a kitchen and den on each level. In addition to the tiny house, this property includes a mobile home that provides rental income. The tiny house and mobile home share a septic system. New well to be installed. House needs repairs and a good cleaning. Offered ''as is'' for $99,000 Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• New well
• Rental income
• Fixer-upper

Tags

• FIXER-UPPER
• RENTAL INCOME
• NEW WELL
• SEPTIC SYSTEM

Property features AI

Exterior

• Utilities: Septic system for sewer; Water: Other (see remarks)
• Home design: Two-story property; Faces unspecified
• Construction: Slab foundation
• Exterior features: Aluminum exterior finish; Paved road access

Interior

• Bedrooms: Master bedroom located on the main level
• Bathrooms: Two full bathrooms total; One full main bathroom; One additional full secondary bathroom
• Heating & cooling: Cooling provided by window units
• Interior features: Main-level master bedroom; Window units for cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $75 ($896/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 $96k (3.0% below list).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#375 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, crime F.
• Market conditions: 30 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 $4k of equity ($684 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.97% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.60×
• Total profit: $16,697
• Equity at exit: $44,515

10-year hold

• IRR: 12.8%
• Equity multiple: 2.91×
• Total profit: $52,809
• Equity at exit: $68,602

Cash invested: $27,720 (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 29137

• Active inventory: 30
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $75

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 87%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $99,000 Active 58 DOM
2. 2026-06-18
   days on market $99,000 Active 57 DOM
3. 2026-06-17
   days on market $99,000 Active 56 DOM
4. 2026-06-16
   days on market $99,000 Active 55 DOM
5. 2026-06-15
   days on market $99,000 Active 54 DOM
6. 2026-06-14
   days on market $99,000 Active 52 DOM
7. 2026-06-12
   days on market $99,000 Active 51 DOM
8. 2026-06-09
   days on market $99,000 Active 48 DOM
9. 2026-06-08
   days on market $99,000 Active 47 DOM
10. 2026-06-07
    days on market $99,000 Active 46 DOM
11. 2026-06-07
    days on market $99,000 Active 45 DOM
12. 2026-06-04
    days on market $99,000 Active 42 DOM
13. 2026-06-02
    days on market $99,000 Active 41 DOM
14. 2026-06-01
    days on market $99,000 Active 40 DOM
15. 2026-05-31
    days on market $99,000 Active 39 DOM
16. 2026-05-31
    days on market $99,000 Active 38 DOM
17. 2026-04-23
    listed $99,000 Active 556-char remark

    Show marketing remark (556 chars)

    ECONOMY HOME! This 2-story tiny house is a fixer-upper with lots of potential. It has over 700 sq. ft. and is situated on 1.9 acres. The tiny house has 3 bedrooms, 2 baths, a kitchen and den on each level. In addition to the tiny house, this property includes a mobile home that provides rental income. The tiny house and mobile home share a septic system. New well to be installed. House needs repairs and a good cleaning. Offered ''as is'' for $99,000 Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

18. 2026-04-22
    listed $99,000 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: $11,527
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$2,880
• Taxable loss: −$723
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $1,070/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property is a fixer-upper with extensive repairs and maintenance needed. The house is in poor condition and requires significant work to improve its value and appeal to potential buyers.

Repairs flagged

• Major Kitchen cabinets — The cabinets are outdated and in poor condition.
• Major Kitchen countertop — The countertop is worn and in need of replacement.
• Major Bathroom fixtures — The fixtures are outdated and may need replacement.
• Major Exterior siding — The siding is peeling and in poor condition.
• Major Roof — The roof appears to be in poor condition and may need replacement.
• Major Flooring — The flooring in the living room and kitchen is in poor condition and may need replacement.
• Major Interior walls — The walls are painted in a blue color and show signs of wear and tear.
• Major HVAC system — The HVAC system appears to be old and may need replacement.

Value-add opportunities

• Resale Painting the interior and exterior of the house — Painting can significantly improve the curb appeal and interior aesthetics of the house, making it more appealing to potential buyers.
• Resale Upgrading the kitchen and bathrooms — Upgrading the kitchen and bathrooms with new fixtures, cabinets, and countertops can increase the value of the house and make it more attractive to potential buyers.
• Resale Replacing the HVAC system — A new HVAC system can improve the comfort and energy efficiency of the house, making it more appealing to potential buyers.
• Resale Landscaping and improving the exterior — Landscaping and improving the exterior can significantly increase the curb appeal of the house, making it more attractive to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are outdated and in poor condition.	Major	$15,000–50,000
Kitchen countertop · The countertop is worn and in need of replacement.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are outdated and may need replacement.	Major	$15,000–50,000
Exterior siding · The siding is peeling and in poor condition.	Major	$15,000–50,000
Roof · The roof appears to be in poor condition and may need replacement.	Major	$15,000–50,000
Flooring · The flooring in the living room and kitchen is in poor condition and may need replacement.	Major	$15,000–50,000
Interior walls · The walls are painted in a blue color and show signs of wear and tear.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be old and may need replacement.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale Painting the interior and exterior of the house — Painting can significantly improve the curb appeal and interior aesthetics of the house, making it more appealing to potential buyers. ↑
• Resale Upgrading the kitchen and bathrooms — Upgrading the kitchen and bathrooms with new fixtures, cabinets, and countertops can increase the value of the house and make it more attractive to potential buyers. ↑
• Resale Replacing the HVAC system — A new HVAC system can improve the comfort and energy efficiency of the house, making it more appealing to potential buyers. ↑
• Resale Landscaping and improving the exterior — Landscaping and improving the exterior can significantly increase the curb appeal of the house, making it more attractive to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Woodford

• Score: 47/100
• State rank: #375
• US rank: #26254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,212

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 48% Black 46% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 1% Portuguese 1% Serbian 0%
• Foreign-born: 0%
• Languages at home: 98% 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: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-23 Listed $99,000 AMLS
• 2026-04-22 Listed $99,000 Consolidated MLS