325 W Railroad Ave · McColl, SC 29570

$86,500

3 bd · 1.0 ba · 925 sqft · SingleFamily · 218 Days on market

Built 1968 0.55 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.0/10.0
• Appreciation +4.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Up for sale is a recently refurbished home. Its a three bedroom one full bath and has brand new carpet, paint, light fixtures, and ceiling fans. It also has a brand new 3 ton, heat and air system. The entire property is fenced in with a very large and deep backyard and with a 300 sq ft rear deck. There is one storage building on the property and a greenhouse. It is on city, water and city sewer with city trash pick up.

Key facts

• Refurbished home
• Brand new carpet
• Brand new paint

Tags

• REFURBISHED HOME
• BRAND NEW CARPET
• BRAND NEW PAINT
• BRAND NEW LIGHT FIXTURES
• BRAND NEW CEILING FANS
• NEW HEAT AND AIR SYSTEM

Property features AI

Exterior

• Home design: House
• Construction: 925 square feet living area
• Exterior features: Lot approximately 0.55 acre

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($869 rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#357 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Marlboro 01 (town): math 16% / reading 25% proficiency, ranked #71 of 80 in SC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 6 units permitted in Marlboro County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $598 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Marlboro County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $86k implies a 424% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.00% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-451
• Equity at exit: $19,958

10-year hold

• IRR: 6.5%
• Equity multiple: 1.61×
• Total profit: $14,694
• Equity at exit: $20,181

Cash invested: $24,220 (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 29570

• Home prices YoY: -1.9%
• Active inventory: 7
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$454
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $109

Break-even live

Break-even rent $731

Max offer price $86,500

Occupancy floor 82%

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: $21,625
• Closing costs: $2,595
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $86,500 Active 218 DOM
2. 2026-06-18
   days on market $86,500 Active 217 DOM
3. 2026-06-17
   days on market $86,500 Active 216 DOM
4. 2026-06-16
   days on market $86,500 Active 215 DOM
5. 2026-06-15
   days on market $86,500 Active 214 DOM
6. 2026-06-14
   days on market $86,500 Active 212 DOM
7. 2026-06-13
   days on market $86,500 Active 211 DOM
8. 2026-06-10
   days on market $86,500 Active 209 DOM
9. 2026-06-09
   days on market $86,500 Active 208 DOM
10. 2026-06-08
    days on market $86,500 Active 207 DOM
11. 2026-06-07
    days on market $86,500 Active 206 DOM
12. 2026-06-03
    days on market $86,500 Active 202 DOM
13. 2026-06-02
    days on market $86,500 Active 201 DOM
14. 2026-06-01
    days on market $86,500 Active 200 DOM
15. 2026-05-31
    days on market $86,500 Active 199 DOM
16. 2026-05-30
    days on market $86,500 Active 198 DOM
17. 2025-11-13
    listed $86,500 Active
18. 2025-01-23
    soldstatus $16,500

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,058 · $88/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,429
• − Mortgage interest: −$4,845
• − Property taxes: −$1,058
• − Insurance: −$432
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$2,516
• Taxable loss: −$91
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $1,327/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: Marlboro 01
• NCES district ID: 4502970
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $29,865
• Composite: 16.37/100
• National rank: #9201
• State rank: #71 of 80 in SC

Livability — McColl

• Score: 52/100
• State rank: #357
• US rank: #25070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McColl, SC
• Population (ZIP): 3,992

Population outlook (Marlboro County) Hauer SSP2

• Today (2025): 25,477 people
• By 2030: 24,266 · -4.8%
• By 2040: 21,862 · -14.2%
• By 2050: 19,665 · -22.8%
• By 2075: 15,673 · -38.5%
• By 2100: 12,390 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 54% Black 24% Two or more races 12% Native American 8% Hispanic / Latino 2%
• Common ancestry: Slovak 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marlboro

• 2024 margin: Toss-up / Even · D 50.6% · R 48.2% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: 6.1pp · 2024: 2.4pp
• All cycles: 2024: D+2.4 2020: D+10.9 2016: D+16.1 2012: D+30.4 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.22%
• Current HPI: 62.2751
• 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

+424.2% since first listed

2 events — show timeline

• 2025-11-13 Listed $86,500 ForSaleByOwner.com
• 2025-01-23 Sold (Public Records) $16,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,058 · +14.0% YoY. Source: county tax records.