111 Carver St · Walterboro, SC 29488

$139,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 109 Days on market

Built 1959 6,098 sqft lot ↓ 18% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Must See! This cozy 2 bedroom cottage is ready for a new beginning. No HOA living. The updated kitchen overlooks the large fenced backyard that keeps the kids and furry friends safe. Consider adding a fire pit and seating to host outdoor gatherings. Inside; the jack & jill concept bathroom maximizes space. Laundry connections have been added on the enclosed back porch area for convenience. Other updated features include new appliances, roof, flooring, plumbing, wiring, HVAC etc. This seller has done it all! Perfect for the new small family or the investor looking for short term/ long term rental potential.

Key facts

• New flooring
• New appliances
• Updated kitchen

Tags

• UPDATED KITCHEN
• LARGE FENCED BACKYARD
• JACK AND JILL CONCEPT BATHROOM
• NEW APPLIANCES
• NEW ROOF
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#269 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Colleton 01 (rural): math 13% / reading 28% proficiency, ranked #69 of 80 in SC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bells Elementary (math 8% / reading 17%, grade F, #570 of 597 statewide, top 96%, 291 students, 100% FRL); Colleton County Middle (math 8% / reading 18%, grade F, #210 of 229 statewide, top 93%, 1,121 students, 100% FRL); Colleton County High (math 28% / reading 80%, grade C-, #137 of 196 statewide, top 70%, 1,497 students, 100% FRL) — zoned schools average 100% FRL vs 69% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 223 active listings in the ZIP; 50 units permitted in Colleton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Colleton County population projected at -28% 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 1.43% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.15%
• DSCR: 2.03
• GRM: 5.8

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: 16.1%
• Equity multiple: 1.65×
• Total profit: $25,236
• Equity at exit: $20,725

10-year hold

• IRR: 24.7%
• Equity multiple: 3.14×
• Total profit: $83,318
• Equity at exit: $12,018

Cash invested: $38,920 (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 29488

• Home prices YoY: -33.6%
• Active inventory: 223
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,989 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $751

Break-even live

Break-even rent $1,039

Max offer price $139,000

Occupancy floor 57%

Sensitivity live

Price	-10% $829	-5% $790	+0% $751	+5% $711	+10% $672
Rent	-10% $594	-5% $672	+0% $751	+5% $829	+10% $908
Rate	-1.0pp $821	-0.5pp $786	base $751	+0.5pp $715	+1.0pp $678

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-03-31
   status Pending

   Show marketing remark (628 chars)

   A Must See! This cozy 2 bedroom cottage is ready for a new beginning. No HOA living. The updated kitchen overlooks the large fenced backyard that keeps the kids and furry friends safe. Consider adding a fire pit and seating to host outdoor gatherings. Inside; the jack & jill concept bathroom maximizes space. Laundry connections have been added on the enclosed back porch area for convenience. Other updated features include new appliances, roof, flooring, plumbing, wiring, HVAC etc. This seller has done it all! Perfect for the new small family or the investor looking for short term/ long term rental potential.

2. 2026-03-31
   status Pending 628-char remark

   Show marketing remark (628 chars)

   A Must See! This cozy 2 bedroom cottage is ready for a new beginning. No HOA living. The updated kitchen overlooks the large fenced backyard that keeps the kids and furry friends safe. Consider adding a fire pit and seating to host outdoor gatherings. Inside; the jack & jill concept bathroom maximizes space. Laundry connections have been added on the enclosed back porch area for convenience. Other updated features include new appliances, roof, flooring, plumbing, wiring, HVAC etc. This seller has done it all! Perfect for the new small family or the investor looking for short term/ long term rental potential.

3. 2026-02-02
   price $139,000 628-char remark

   Show marketing remark (628 chars)

   A Must See! This cozy 2 bedroom cottage is ready for a new beginning. No HOA living. The updated kitchen overlooks the large fenced backyard that keeps the kids and furry friends safe. Consider adding a fire pit and seating to host outdoor gatherings. Inside; the jack & jill concept bathroom maximizes space. Laundry connections have been added on the enclosed back porch area for convenience. Other updated features include new appliances, roof, flooring, plumbing, wiring, HVAC etc. This seller has done it all! Perfect for the new small family or the investor looking for short term/ long term rental potential.

4. 2026-02-02
   price $139,000

   Show marketing remark (628 chars)

   A Must See! This cozy 2 bedroom cottage is ready for a new beginning. No HOA living. The updated kitchen overlooks the large fenced backyard that keeps the kids and furry friends safe. Consider adding a fire pit and seating to host outdoor gatherings. Inside; the jack & jill concept bathroom maximizes space. Laundry connections have been added on the enclosed back porch area for convenience. Other updated features include new appliances, roof, flooring, plumbing, wiring, HVAC etc. This seller has done it all! Perfect for the new small family or the investor looking for short term/ long term rental potential.

5. 2025-12-11
   listed $159,000 Active

   Show marketing remark (628 chars)

   A Must See! This cozy 2 bedroom cottage is ready for a new beginning. No HOA living. The updated kitchen overlooks the large fenced backyard that keeps the kids and furry friends safe. Consider adding a fire pit and seating to host outdoor gatherings. Inside; the jack & jill concept bathroom maximizes space. Laundry connections have been added on the enclosed back porch area for convenience. Other updated features include new appliances, roof, flooring, plumbing, wiring, HVAC etc. This seller has done it all! Perfect for the new small family or the investor looking for short term/ long term rental potential.

6. 2025-12-11
   listed $159,000 Active 628-char remark

   Show marketing remark (628 chars)

   A Must See! This cozy 2 bedroom cottage is ready for a new beginning. No HOA living. The updated kitchen overlooks the large fenced backyard that keeps the kids and furry friends safe. Consider adding a fire pit and seating to host outdoor gatherings. Inside; the jack & jill concept bathroom maximizes space. Laundry connections have been added on the enclosed back porch area for convenience. Other updated features include new appliances, roof, flooring, plumbing, wiring, HVAC etc. This seller has done it all! Perfect for the new small family or the investor looking for short term/ long term rental potential.

7. 2025-08-26
   historical
8. 2025-06-14
   price $159,500
9. 2025-04-17
   price $165,000
10. 2025-03-12
    listed $175,000 Active
11. 2024-11-08
    historical
12. 2024-09-05
    historical Active Under Contract
13. 2024-08-23
    price $165,000
14. 2024-07-19
    listed $170,000 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: $409 · $34/mo
• Projected year-2 tax: $792 · $66/mo
• Expected delta: +$383/yr (+$32/mo · 93.8%)

ⓘ 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 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: $23,873
• − Mortgage interest: −$7,786
• − Property taxes: −$409
• − Insurance: −$695
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$4,044
• Taxable income: $7,120
• Est. tax owed @ 24.0%: −$1,709
• After-tax cash flow: $7,300/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: Colleton 01
• NCES district ID: 4501830
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $33,128
• Composite: 16.66/100
• National rank: #9171
• State rank: #69 of 80 in SC

Livability — Walterboro

• Score: 57/100
• State rank: #269
• US rank: #21618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walterboro, SC
• City population: 22,367
• Population (ZIP): 22,367

Population outlook (Colleton County) Hauer SSP2

• Today (2025): 34,932 people
• By 2030: 33,078 · -5.3%
• By 2040: 29,017 · -16.9%
• By 2050: 25,029 · -28.3%
• By 2075: 16,894 · -51.6%
• By 2100: 10,518 · -69.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Black 38% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Colleton

• 2024 margin: R (+18.2) · D 40.4% · R 58.5% · Other 1.1%
• 2008→2024 swing: -18.7pp toward R · 2008: 0.5pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+9.5 2016: R+8.5 2012: D+0.2 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.20%
• Current HPI: 235.1237
• 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

-18.2% since first listed

14 events — show timeline

• 2026-03-31 Pending — Charleston Trident MLS
• 2026-03-31 Pending — LRMLS
• 2026-02-02 Price Changed $139,000 LRMLS
• 2026-02-02 Price Changed $139,000 Charleston Trident MLS
• 2025-12-11 Listed $159,000 LRMLS
• 2025-12-11 Listed $159,000 Charleston Trident MLS
• 2025-08-26 Listing Removed — Charleston Trident MLS
• 2025-06-14 Price Changed $159,500 Charleston Trident MLS
• 2025-04-17 Price Changed $165,000 Charleston Trident MLS
• 2025-03-12 Listed $175,000 Charleston Trident MLS
• 2024-11-08 Listing Removed — Charleston Trident MLS
• 2024-09-05 Contingent — Charleston Trident MLS
• 2024-08-23 Price Changed $165,000 Charleston Trident MLS
• 2024-07-19 Listed $170,000 Charleston Trident MLS

Property tax history

+3.7%/yr

Latest (2025): $409 · +2.1% YoY. Source: county tax records.