801 Water St · Allendale, SC 29810

$55,000

3 bd · 1.0 ba · 1,268 sqft · SingleFamily · 25 Days on market

Built 1926 Fair condition 9,751 sqft 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
• Appreciation +6.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0

Listing remarks

ATTENTION INVESTORS!! Are you looking to add another rental to your portfolio? Spacious 3 bed 1 bath home.

Key facts

• 9,751 sq ft lot
• Built 1926
• Listed 24 days

Property features AI

Finance

• Financial info: Parcel number 0880903003

Exterior

• Home design: Single-story property (building total area provided)
• Construction: Building area approximately 1,268
• Exterior features: Residential zoning; Directions: Take Hwy 125 west, turn left on Water St

Interior

• Bathrooms: 1 full bathroom
• Interior features: 1 total bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#337 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing C-, schools F, crime F.
• Allendale 01 (rural): math 14% / reading 25% proficiency, ranked #75 of 80 in SC (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 91% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 8 units permitted in Allendale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.2% local appreciation)).
• Allendale County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• 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 $54,175 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1926 — 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. 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: 2.04% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.46%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 3.56×
• Total profit: $39,486
• Equity at exit: $25,362

10-year hold

• IRR: 44.8%
• Equity multiple: 7.15×
• Total profit: $94,672
• Equity at exit: $39,584

Cash invested: $15,400 (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 29810

• Home prices YoY: 2.3%
• Active inventory: 18
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $506

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 50%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $55,000 Active 25 DOM
2. 2026-06-17
   days on market $55,000 Active 24 DOM
3. 2026-06-16
   days on market $55,000 Active 23 DOM
4. 2026-06-15
   days on market $55,000 Active 22 DOM
5. 2026-06-13
   days on market $55,000 Active 20 DOM
6. 2026-06-12
   pricedays on market $55,000 Active 19 DOM
7. 2026-06-09
   days on market $62,500 Active 16 DOM
8. 2026-06-08
   days on market $62,500 Active 15 DOM
9. 2026-06-08
   days on market $62,500 Active 14 DOM
10. 2026-06-07
    days on market $62,500 Active 13 DOM
11. 2026-06-04
    days on market $62,500 Active 10 DOM
12. 2026-06-02
    days on market $62,500 Active 9 DOM
13. 2026-06-01
    days on market $62,500 Active 8 DOM
14. 2026-05-31
    days on market $62,500 Active 7 DOM
15. 2026-05-23
    listed $62,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 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: $13,465
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$1,600
• Taxable income: $5,530
• Est. tax owed @ 24.0%: −$1,327
• After-tax cash flow: $4,749/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

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance to improve its condition and value. Painting, HVAC replacement, and landscaping maintenance would significantly enhance its appeal for both resale and rental.

Repairs flagged

• Moderate Kitchen cabinets — Worn and in need of replacement or refinishing.
• Moderate Bathroom fixtures — Worn and in need of replacement or refinishing.
• Moderate Exterior siding — Worn and in need of repainting or replacement.
• Moderate Carpeted flooring — Worn and in need of replacement or refinishing.
• Moderate Paint — Chipped and worn in some areas, requiring touch-up or repainting.
• Moderate HVAC system — Visible signs of wear, requiring maintenance or replacement.
• Moderate Landscaping — Overgrown and in need of trimming and maintenance.

Value-add opportunities

• Both Painting and refinishing throughout — Improves appearance and value for both resale and rental.
• Both HVAC system replacement — Improves comfort and energy efficiency, attracting more buyers/tenants.
• Both Landscaping maintenance and enhancement — Enhances curb appeal and property value, attracting more buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and in need of replacement or refinishing.	Moderate	$3,000–15,000
Bathroom fixtures · Worn and in need of replacement or refinishing.	Moderate	$3,000–15,000
Exterior siding · Worn and in need of repainting or replacement.	Moderate	$3,000–15,000
Carpeted flooring · Worn and in need of replacement or refinishing.	Moderate	$3,000–15,000
Paint · Chipped and worn in some areas, requiring touch-up or repainting.	Moderate	$3,000–15,000
HVAC system · Visible signs of wear, requiring maintenance or replacement.	Moderate	$3,000–15,000
Landscaping · Overgrown and in need of trimming and maintenance.	Moderate	$3,000–15,000
Total estimated repair cost · 7 items		$21,000–105,000

Value-add ROI direction

• Both Painting and refinishing throughout — Improves appearance and value for both resale and rental. ↑
• Both HVAC system replacement — Improves comfort and energy efficiency, attracting more buyers/tenants. ↑
• Both Landscaping maintenance and enhancement — Enhances curb appeal and property value, attracting more buyers/tenants. ↑

ⓘ 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)

• District: Allendale 01
• NCES district ID: 4500750
• Math proficiency: 14% ▼ -10.00%
• Reading proficiency: 25% ▲ 4.00%
• Median HH income: $24,563
• Composite: 15.03/100
• National rank: #9355
• State rank: #75 of 80 in SC

Livability — Allendale

• Score: 53/100
• State rank: #337
• US rank: #24470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allendale, SC
• Population (ZIP): 3,571

Population outlook (Allendale County) Hauer SSP2

• Today (2025): 8,154 people
• By 2030: 7,487 · -8.2%
• By 2040: 6,216 · -23.8%
• By 2050: 5,277 · -35.3%
• By 2075: 3,993 · -51.0%
• By 2100: 3,427 · -58.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% Hispanic / Latino 17% White 14% Two or more races 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Greek 6% English 4% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Allendale

• 2024 margin: Solid D (+44.7) · D 71.6% · R 26.9% · Other 1.5%
• 2008→2024 swing: -7.0pp toward R · 2008: 51.7pp · 2024: 44.7pp
• All cycles: 2024: D+44.7 2020: D+52.4 2016: D+54.1 2012: D+57.3 2008: D+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 142.2881
• 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

1 event — show timeline

• 2026-05-23 Listed $62,500 LRMLS