1660 Windsor St · Orangeburg, SC 29115

$150,000

8 bd · 4.0 ba · 3,600 sqft · MultiFamily · 81 Days on market

Built 1950 Fair condition 0.76 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 +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

BACK ON THE MARKET!!!! Investor Special – Income-Producing Opportunity in Orangeburg, SC! Attention investors! Don’t miss this quadruplex opportunity at 1660 Windsor Street offering strong income potential and value-add upside. This multifamily property features 4 units (8 bedrooms / 4 bathrooms total) with approximately 3,600 sq ft, making it an ideal addition to any rental portfolio. This property has a solid brick construction, the property includes front and rear porches for each unit, off-street parking, and a functional layout suited for long-term tenants. Located in an established area of Orangeburg, the property offers convenient access to local amenities, schools, and

Key facts

• Off street parking
• Convenient access
• Functional layout

Tags

• SOLID BRICK CONSTRUCTION
• FRONT AND REAR PORCHES
• OFF STREET PARKING
• FUNCTIONAL LAYOUT
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Total of 4 units; Living area approximately 3600
• HOA & community: No HOA; Pets allowed

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Residential income property (duplex); Site-built construction
• Construction: Brick exterior; Composition roof; Crawl space foundation
• Exterior features: Level lot; Chain link fencing in front yard; Gravel and paved road access; Publicly maintained road

Interior

• Kitchen: Electric oven
• Bedrooms: 8 bedrooms total (configured as four 2-bedroom units)
• Flooring: Carpet
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric oven; Primary bedroom; Living room; Dining area
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $581/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.9% vs local median 4.2% in Orangeburg — 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 54/100 on livability (#324 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety B; Watch: housing C-, schools F, crime F.
• 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.84% ✓
• Cap rate: 24.88%
• Cash-on-cash: 66.38%
• DSCR: 3.95
• GRM: 2.9

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: 65.7%
• Equity multiple: 3.95×
• Total profit: $123,727
• Equity at exit: $22,365

10-year hold

• IRR: 70.0%
• Equity multiple: 8.11×
• Total profit: $298,534
• Equity at exit: $12,969

Cash invested: $42,000 (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: 11.8×

Monthly cashflow live

• Estimated rent: $4,253 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$893
• Net cashflow: $2,323

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 40%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,252
Total (4 units)			$4,253

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $150,000 Active 81 DOM
2. 2026-06-18
   days on market $150,000 Active 80 DOM
3. 2026-06-17
   days on market $150,000 Active 79 DOM
4. 2026-06-16
   days on market $150,000 Active 78 DOM
5. 2026-06-15
   days on market $150,000 Active 77 DOM
6. 2026-06-14
   days on market $150,000 Active 75 DOM
7. 2026-06-12
   days on market $150,000 Active 74 DOM
8. 2026-06-09
   days on market $150,000 Active 71 DOM
9. 2026-06-08
   days on market $150,000 Active 70 DOM
10. 2026-06-07
    days on market $150,000 Active 69 DOM
11. 2026-06-07
    days on market $150,000 Active 68 DOM
12. 2026-06-04
    days on market $150,000 Active 65 DOM
13. 2026-06-02
    days on market $150,000 Active 64 DOM
14. 2026-06-01
    days on market $150,000 Active 63 DOM
15. 2026-05-31
    days on market $150,000 Active 62 DOM
16. 2026-05-31
    days on market $150,000 Active 61 DOM
17. 2026-04-22
    status Active
18. 2026-04-22
    price $150,000
19. 2026-04-02
    historical Active Under Contract
20. 2026-03-30
    listed $140,000 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $51,036
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$4,083
• − Management: −$4,083
• − Depreciation: −$4,364
• Taxable income: $27,104
• Est. tax owed @ 24.0%: −$6,505
• After-tax cash flow: $21,374/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 Extensive rehab

This multifamily property requires extensive renovations to bring it up to modern standards, significantly improving its resale and rental value.

Repairs flagged

• Major kitchen cabinets — poor condition
• Major bathroom fixtures — damaged and missing
• Major exterior paint — chipped and peeling
• Major flooring — damaged and worn
• Major interior walls — peeling paint

Value-add opportunities

• Resale new kitchen cabinets — modernizes the space and adds value
• Resale new bathroom fixtures — improves functionality and aesthetics
• Resale new exterior paint — enhances curb appeal and property value
• Resale new flooring — creates a more inviting and functional living space
• Both HVAC system upgrade — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · poor condition	Major	$15,000–50,000
bathroom fixtures · damaged and missing	Major	$15,000–50,000
exterior paint · chipped and peeling	Major	$15,000–50,000
flooring · damaged and worn	Major	$15,000–50,000
interior walls · peeling paint	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizes the space and adds value ↑
• Resale new bathroom fixtures — improves functionality and aesthetics ↑
• Resale new exterior paint — enhances curb appeal and property value ↑
• Resale new flooring — creates a more inviting and functional living space ↑
• Both HVAC system upgrade — improves comfort and energy efficiency ↑

ⓘ 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 — Orangeburg

• Score: 54/100
• State rank: #324
• US rank: #23942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orangeburg, SC
• City population: 15,135
• 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

+7.1% since first listed

4 events — show timeline

• 2026-04-22 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-02 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-03-30 Listed $140,000 CANOPYMLS as Distributed by MLS Grid