134 Cotton St · North, SC 29112

$59,900

4 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 51 Days on market

Built 1971 0.69 ac lot ↓ 14% since listing

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This classic brick home in North, SC presents a great opportunity for investors eyeing rental properties , as well as forhomeowners looking for a project to personalize. With a solid foundation and a versatile floor plan, this home appeals to everyone. The spacious yard provides a peaceful setting for relaxation, gardening, or pet owners. This property offers a blank canvas formodern updates and personal touches, making it an attractive option for both investors and future homeowners.

Key facts

• Spacious yard
• Solid foundation
• Brick home

Tags

• BRICK HOME
• SPACIOUS YARD
• SOLID FOUNDATION
• VERSATILE FLOOR PLAN

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Single-family detached residence; One level; Fee simple ownership
• Exterior features: Asphalt roof; Lot approximately 0.5–1 acre; No additional structures

Interior

• Kitchen: Appliances: Washer, Dryer
• Bedrooms: 4 bedrooms
• Bathrooms: 1 bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Washer and dryer included; Central air
• Laundry & utility: Laundry area with washer and dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#280 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: amenities F, commute F, employment D-.
• Zoned schools: Dover Elementary (math 15%, 240 students, 100% FRL); North Middle/High (math 8%, 257 students, 100% FRL).
• Market conditions: 33 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 $6k of equity ($414 loan paydown + $6k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 51 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.30% ✓
• Cap rate: 18.10%
• Cash-on-cash: 42.17%
• DSCR: 2.88
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.1%
• Equity multiple: 5.19×
• Total profit: $70,232
• Equity at exit: $53,963

10-year hold

• IRR: 50.6%
• Equity multiple: 11.58×
• Total profit: $177,446
• Equity at exit: $116,373

Cash invested: $16,772 (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 29112

• Home prices YoY: 11.7%
• Active inventory: 33
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$159 /mo · $1,904/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $589

Break-even live

Break-even rent $630

Max offer price $59,900

Occupancy floor 52%

Sensitivity live

Price	-10% $623	-5% $606	+0% $589	+5% $572	+10% $555
Rent	-10% $481	-5% $535	+0% $589	+5% $644	+10% $698
Rate	-1.0pp $620	-0.5pp $605	base $589	+0.5pp $574	+1.0pp $558

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $59,900 Active 51 DOM
2. 2026-06-18
   days on market $59,900 Active 50 DOM
3. 2026-06-17
   days on market $59,900 Active 49 DOM
4. 2026-06-16
   days on market $59,900 Active 48 DOM
5. 2026-06-15
   days on market $59,900 Active 47 DOM
6. 2026-06-14
   days on market $59,900 Active 45 DOM
7. 2026-06-12
   days on market $59,900 Active 44 DOM
8. 2026-06-09
   days on market $59,900 Active 41 DOM
9. 2026-06-08
   days on market $59,900 Active 40 DOM
10. 2026-06-07
    days on market $59,900 Active 39 DOM
11. 2026-06-07
    days on market $59,900 Active 38 DOM
12. 2026-06-04
    days on market $59,900 Active 35 DOM
13. 2026-06-02
    days on market $59,900 Active 34 DOM
14. 2026-06-01
    days on market $59,900 Active 33 DOM
15. 2026-05-31
    days on market $59,900 Active 32 DOM
16. 2026-05-31
    days on market $59,900 Active 31 DOM
17. 2026-05-16
    price $59,900
18. 2026-04-29
    status Active
19. 2026-04-29
    historical
20. 2026-04-28
    listed $63,000 Active
21. 2026-02-20
    historical
22. 2026-01-25
    status Active
23. 2026-01-13
    status Pending
24. 2025-11-28
    listed $69,900 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: $1,904 · $159/mo
• Projected year-2 tax: $1,904 · $159/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 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: $16,513
• − Mortgage interest: −$3,355
• − Property taxes: −$1,904
• − Insurance: −$300
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$1,743
• Taxable income: $6,569
• Est. tax owed @ 24.0%: −$1,577
• After-tax cash flow: $5,496/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 — North

• Score: 57/100
• State rank: #280
• US rank: #21976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,718

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 White (50%)
• Race & ethnicity: White 50% Black 45% Two or more races 3% Hispanic / Latino 1% Native American 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2% Arabic 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: ▲ 24.57%
• Current HPI: 234.04
• 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

-14.3% since first listed

8 events — show timeline

• 2026-05-16 Price Changed $59,900 Charleston Trident MLS
• 2026-04-29 Relisted — Charleston Trident MLS
• 2026-04-29 Listing Removed — Charleston Trident MLS
• 2026-04-28 Listed $63,000 Charleston Trident MLS
• 2026-02-20 Listing Removed — Charleston Trident MLS
• 2026-01-25 Relisted — Charleston Trident MLS
• 2026-01-13 Pending — Charleston Trident MLS
• 2025-11-28 Listed $69,900 Charleston Trident MLS

Property tax history

+32.6%/yr

Latest (2024): $1,904 · +13.9% YoY. Source: county tax records.