813 Windsor Way · Marion, SC 29571

$105,000

3 bd · 1.0 ba · 1,270 sqft · Other public records · 37 Days on market

Built 1950

---

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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover a prime addition to your real estate portfolio with this beautifully maintained 3-bedroom, 2-bathroom Ranch-style bungalow on a spacious 0.23-acre corner lot. The classic exterior is complemented by a fully fenced backyard, a detached storage shed, and a charming front porch. The property is currently occupied by reliable tenants with a lease through September 2026 who have expressed a strong desire to remain long-term, providing a rare opportunity for guaranteed continuity and zero vacancy.

Key facts

• Charming front porch
• Corner lot
• Built 1950

Tags

• FULLY FENCED BACKYARD
• DETACHED STORAGE SHED
• CHARMING FRONT PORCH
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $56 ($672/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 $90k (14.5% below list).
• Recommended offer: $90k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.3% in Marion — 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 55/100 on livability (#306 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Marion 10 (town): math 9% / reading 23% proficiency, ranked #79 of 80 in SC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 122 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 76 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,756 (14.5% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 9.7

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-13,481
• Equity at exit: $15,656

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-7,274
• Equity at exit: $9,078

Cash invested: $29,400 (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 29571

• Active inventory: 122
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $898 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $56

Break-even live

Break-even rent $827

Max offer price $105,000

Occupancy floor 89%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 S Pine St Marion, SC	3.0	1.5	1176	$900	$0.77	23d	1	0.65mi
2800 Plaza Ct Marion, SC	3.0	1.0	1100	$950	$0.86	23d	1	0.74mi
2805 Plaza Ct Unit A Marion, SC	3.0	1.5	1100	$950	$0.86	23d	1	0.78mi
310 Georgetown St Marion, SC	2.0	1.0	880	$700	$0.80	23d	1	1.11mi

Listing history 27 events

1. 2026-06-18
   days on market $105,000 Active 37 DOM
2. 2026-06-17
   days on market $105,000 Active 36 DOM
3. 2026-06-16
   days on market $105,000 Active 35 DOM
4. 2026-06-16
   price $105,000 Active 34 DOM
5. 2026-06-15
   days on market $125,000 Active 34 DOM
6. 2026-06-14
   days on market $125,000 Active 32 DOM
7. 2026-06-13
   days on market $125,000 Active 31 DOM
8. 2026-06-10
   days on market $125,000 Active 29 DOM
9. 2026-06-09
   days on market $125,000 Active 28 DOM
10. 2026-06-08
    days on market $125,000 Active 27 DOM
11. 2026-06-07
    days on market $125,000 Active 26 DOM
12. 2026-06-05
    days on market $125,000 Active 23 DOM
13. 2026-06-03
    days on market $125,000 Active 22 DOM
14. 2026-06-02
    days on market $125,000 Active 21 DOM
15. 2026-06-01
    days on market $125,000 Active 20 DOM
16. 2026-05-31
    days on market $125,000 Active 19 DOM
17. 2026-05-30
    days on market $125,000 Active 18 DOM
18. 2026-05-12
    listed $125,000 Active
19. 2026-02-10
    historical
20. 2026-01-19
    price $132,400
21. 2025-11-24
    listed $134,900 Active
22. 2019-04-25
    historical
23. 2018-11-28
    listed $59,999
24. 2017-11-20
    soldstatus
25. 2017-08-29
    listed $35,000
26. 2016-09-21
    soldstatus
27. 2016-04-06
    listed $25,900

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $705 · $59/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 ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,771
• − Mortgage interest: −$5,882
• − Property taxes: −$705
• − Insurance: −$525
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$3,055
• Taxable loss: −$1,118
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $940/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: Marion 10
• NCES district ID: 4503908
• Math proficiency: 9% ▼ -9.00%
• Reading proficiency: 23% ▲ 1.00%
• Median HH income: $31,200
• Composite: 12.75/100
• National rank: #9600
• State rank: #79 of 80 in SC

Livability — Marion

• Score: 55/100
• State rank: #306
• US rank: #23400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, SC
• Population (ZIP): 13,788

Population outlook (Marion County) Hauer SSP2

• Today (2025): 29,121 people
• By 2030: 27,539 · -5.4%
• By 2040: 24,391 · -16.2%
• By 2050: 21,566 · -25.9%
• By 2075: 15,537 · -46.6%
• By 2100: 10,680 · -63.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (57%)
• Race & ethnicity: Black 57% White 40% Hispanic / Latino 2%
• Common ancestry: Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Marion

• 2024 margin: D (+10.5) · D 54.6% · R 44.1% · Other 1.2%
• 2008→2024 swing: -15.2pp toward R · 2008: 25.7pp · 2024: 10.5pp
• All cycles: 2024: D+10.5 2020: D+21.5 2016: D+21.7 2012: D+29.8 2008: D+25.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.98%
• Current HPI: 125.5834
• 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

+382.6% since first listed

10 events — show timeline

• 2026-05-12 Listed $125,000 FSBO.com
• 2026-02-10 Listing Removed — CCAR
• 2026-01-19 Price Changed $132,400 CCAR
• 2025-11-24 Listed $134,900 CCAR
• 2019-04-25 Listing Removed — CCAR
• 2018-11-28 Listed $59,999 CCAR
• 2017-11-20 Sold (MLS) — RAGPD
• 2017-08-29 Listed $35,000 RAGPD
• 2016-09-21 Sold (MLS) — RAGPD
• 2016-04-06 Listed $25,900 RAGPD

Property tax history

+7.3%/yr

Latest (2025): $705 · +1.5% YoY. Source: county tax records.