422 E Savannah St · Calhoun Falls, SC 29628

$175,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily · 31 Days on market

Built 1974 Est $167k · 5% over

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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 +9.8/30.0
• Appreciation +9.8/10.0
• ARV discount +5.2/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

This 3-bedroom 1-bath home with spacious rooms and a unique floor plan is conveniently located near the Richard B. Russell Lake, parks to include the Blue Hole, Bobby Brown State Park, and Calhoun Falls State Park. The home has been remodeled to include refinished hardwood floors, a newly installed rear privacy fence in 2024, new vinyl windows throughout in 2021, new seamless gutters/downspouts in 2021, new laundry room addition in 2021. The home has a functional fireplace and central HVAC system. From the side porch, one can enjoy the view of a beautifully manicured lawn that displays a variety of perennial plants.

Key facts

• Remodeled
• Seamless gutters
• Unique floor plan

Tags

• UNIQUE FLOOR PLAN
• REMODELED
• REFINISHED HARDWOOD FLOORS
• REAR PRIVACY FENCE
• NEW VINYL WINDOWS
• SEAMLESS GUTTERS

Property features AI

Exterior

• Utilities: Connected to sewer
• Home design: Single-family detached residence; One story
• Construction: Brick construction
• Exterior features: Rolling slope lot

Interior

• Flooring: Hardwood
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Hardwood flooring; Central air conditioning; Natural gas heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (33.7% below list).
• Recommended offer: $116k (33.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#174 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Abbeville 60 (rural): math 50% / reading 49% proficiency, ranked #15 of 80 in SC (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John C. Calhoun Elementary (math 37% / reading 32%, grade F, #344 of 597 statewide, top 60%, 149 students, 100% FRL); Wright Middle (math 37% / reading 39%, grade F, #86 of 229 statewide, top 39%, 346 students, 100% FRL); Abbeville High (math 77% / reading 77%, grade A-, #28 of 196 statewide, top 16%, 473 students, 74% FRL) — zoned schools average 91% FRL vs 57% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 active listings in the ZIP; 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (9.5% local appreciation)).
• Abbeville County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago 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.
• Current owner paid $93k; list at $175k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $116,071 (33.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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: 0.66% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.72%
• DSCR: 0.88
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $166,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 E Savannah St	0.12mi	2/1.0 (-1)	1,325 (-5%)	3mo	$112,200	$85	78
350 Fairfield St	0.34mi	3/1.0	1,300 (-7%)	5mo	$150,000	$115	68
330 Fairfield St	0.34mi	3/2.0	1,560 (+11%)	7mo	$200,000	$128	55
105 Russell Lake Blvd	0.58mi	3/1.0	1,350 (-4%)	24mo	$160,000	$119	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.68×
• Total profit: $82,304
• Equity at exit: $151,441

10-year hold

• IRR: 19.3%
• Equity multiple: 6.03×
• Total profit: $246,341
• Equity at exit: $320,195

Cash invested: $49,000 (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 29628

• Home prices YoY: 4.5%
• Active inventory: 25
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-111

Break-even live

Break-even rent $1,301

Max offer price $155,386

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-61	+0% $-111	+5% $-161	+10% $-210
Rent	-10% $-203	-5% $-157	+0% $-111	+5% $-65	+10% $-19
Rate	-1.0pp $-23	-0.5pp $-67	base $-111	+0.5pp $-156	+1.0pp $-203

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $175,000 Active 31 DOM
2. 2026-06-18
   days on market $175,000 Active 28 DOM
3. 2026-06-17
   days on market $175,000 Active 27 DOM
4. 2026-06-16
   days on market $175,000 Active 26 DOM
5. 2026-06-15
   days on market $175,000 Active 25 DOM
6. 2026-06-13
   days on market $175,000 Active 23 DOM
7. 2026-06-10
   days on market $175,000 Active 20 DOM
8. 2026-06-09
   days on market $175,000 Active 19 DOM
9. 2026-06-08
   days on market $175,000 Active 18 DOM
10. 2026-06-07
    days on market $175,000 Active 17 DOM
11. 2026-06-03
    days on market $175,000 Active 13 DOM
12. 2026-06-03
    days on market $175,000 Active 12 DOM
13. 2026-06-01
    days on market $175,000 Active 11 DOM
14. 2026-05-31
    days on market $175,000 Active 10 DOM
15. 2026-05-21
    status Active 623-char remark

    Show marketing remark (623 chars)

    This 3-bedroom 1-bath home with spacious rooms and a unique floor plan is conveniently located near the Richard B. Russell Lake, parks to include the Blue Hole, Bobby Brown State Park, and Calhoun Falls State Park. The home has been remodeled to include refinished hardwood floors, a newly installed rear privacy fence in 2024, new vinyl windows throughout in 2021, new seamless gutters/downspouts in 2021, new laundry room addition in 2021. The home has a functional fireplace and central HVAC system. From the side porch, one can enjoy the view of a beautifully manicured lawn that displays a variety of perennial plants.

16. 2026-05-21
    price $175,000 623-char remark

    Show marketing remark (623 chars)

    This 3-bedroom 1-bath home with spacious rooms and a unique floor plan is conveniently located near the Richard B. Russell Lake, parks to include the Blue Hole, Bobby Brown State Park, and Calhoun Falls State Park. The home has been remodeled to include refinished hardwood floors, a newly installed rear privacy fence in 2024, new vinyl windows throughout in 2021, new seamless gutters/downspouts in 2021, new laundry room addition in 2021. The home has a functional fireplace and central HVAC system. From the side porch, one can enjoy the view of a beautifully manicured lawn that displays a variety of perennial plants.

17. 2026-05-21
    listed $175,000 Active

    Show marketing remark (623 chars)

    This 3-bedroom 1-bath home with spacious rooms and a unique floor plan is conveniently located near the Richard B. Russell Lake, parks to include the Blue Hole, Bobby Brown State Park, and Calhoun Falls State Park. The home has been remodeled to include refinished hardwood floors, a newly installed rear privacy fence in 2024, new vinyl windows throughout in 2021, new seamless gutters/downspouts in 2021, new laundry room addition in 2021. The home has a functional fireplace and central HVAC system. From the side porch, one can enjoy the view of a beautifully manicured lawn that displays a variety of perennial plants.

18. 2026-05-19
    historical
19. 2026-05-18
    historical 623-char remark

    Show marketing remark (623 chars)

    This 3-bedroom 1-bath home with spacious rooms and a unique floor plan is conveniently located near the Richard B. Russell Lake, parks to include the Blue Hole, Bobby Brown State Park, and Calhoun Falls State Park. The home has been remodeled to include refinished hardwood floors, a newly installed rear privacy fence in 2024, new vinyl windows throughout in 2021, new seamless gutters/downspouts in 2021, new laundry room addition in 2021. The home has a functional fireplace and central HVAC system. From the side porch, one can enjoy the view of a beautifully manicured lawn that displays a variety of perennial plants.

20. 2026-05-01
    status Active 623-char remark

    Show marketing remark (623 chars)

    This 3-bedroom 1-bath home with spacious rooms and a unique floor plan is conveniently located near the Richard B. Russell Lake, parks to include the Blue Hole, Bobby Brown State Park, and Calhoun Falls State Park. The home has been remodeled to include refinished hardwood floors, a newly installed rear privacy fence in 2024, new vinyl windows throughout in 2021, new seamless gutters/downspouts in 2021, new laundry room addition in 2021. The home has a functional fireplace and central HVAC system. From the side porch, one can enjoy the view of a beautifully manicured lawn that displays a variety of perennial plants.

21. 2026-04-30
    historical 623-char remark

    Show marketing remark (623 chars)

    This 3-bedroom 1-bath home with spacious rooms and a unique floor plan is conveniently located near the Richard B. Russell Lake, parks to include the Blue Hole, Bobby Brown State Park, and Calhoun Falls State Park. The home has been remodeled to include refinished hardwood floors, a newly installed rear privacy fence in 2024, new vinyl windows throughout in 2021, new seamless gutters/downspouts in 2021, new laundry room addition in 2021. The home has a functional fireplace and central HVAC system. From the side porch, one can enjoy the view of a beautifully manicured lawn that displays a variety of perennial plants.

22. 2025-05-20
    listed $182,000 Active
23. 2025-05-18
    listed $182,000 Active 623-char remark

    Show marketing remark (623 chars)

    This 3-bedroom 1-bath home with spacious rooms and a unique floor plan is conveniently located near the Richard B. Russell Lake, parks to include the Blue Hole, Bobby Brown State Park, and Calhoun Falls State Park. The home has been remodeled to include refinished hardwood floors, a newly installed rear privacy fence in 2024, new vinyl windows throughout in 2021, new seamless gutters/downspouts in 2021, new laundry room addition in 2021. The home has a functional fireplace and central HVAC system. From the side porch, one can enjoy the view of a beautifully manicured lawn that displays a variety of perennial plants.

24. 2021-03-05
    soldstatus $93,000
25. 2021-03-05
    soldstatus $93,000 Sold
26. 2020-10-18
    listed $89,900
27. 2020-10-18
    listed $89,900

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $998 · $83/mo
• Expected delta: +$549/yr (+$46/mo · 122.5%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,929
• − Mortgage interest: −$9,803
• − Property taxes: −$448
• − Insurance: −$875
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$5,091
• Taxable loss: −$4,517
• Est. tax savings @ 24.0%: +$1,084
• After-tax cash flow: $-248/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: Abbeville 60
• NCES district ID: 4500690
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $34,522
• Composite: 40.9/100
• National rank: #3618
• State rank: #15 of 80 in SC

Livability — Calhoun Falls

• Score: 63/100
• State rank: #174
• US rank: #15527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calhoun Falls, SC
• Population (ZIP): 2,405

Population outlook (Abbeville County) Hauer SSP2

• Today (2025): 24,141 people
• By 2030: 23,446 · -2.9%
• By 2040: 21,768 · -9.8%
• By 2050: 20,098 · -16.7%
• By 2075: 16,518 · -31.6%
• By 2100: 13,125 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (53%)
• Race & ethnicity: Black 53% White 43% Two or more races 4%
• Common ancestry: Italian 1% Lithuanian 1% Serbian 1%

Political lean MEDSL · Abbeville

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -15.2pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+33.1 2016: R+28.3 2012: R+13.4 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.51%
• Current HPI: 218.3679
• 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

+94.7% since first listed

13 events — show timeline

• 2026-05-21 Relisted — WUMLS
• 2026-05-21 Price Changed $175,000 WUMLS
• 2026-05-21 Listed $175,000 GAOR
• 2026-05-19 Listing Removed — Greater Greenville MLS
• 2026-05-18 Listing Removed — WUMLS
• 2026-05-01 Relisted — WUMLS
• 2026-04-30 Listing Removed — WUMLS
• 2025-05-20 Listed $182,000 Greater Greenville MLS
• 2025-05-18 Listed $182,000 WUMLS
• 2021-03-05 Sold (MLS) $93,000 WUMLS
• 2021-03-05 Sold (MLS) $93,000 GAOR
• 2020-10-18 Listed $89,900 WUMLS
• 2020-10-18 Listed $89,900 GAOR

Property tax history

+14.3%/yr

Latest (2025): $448 · -0.1% YoY. Source: county tax records.