112 James Pl · Harleyville, SC 29448

$142,900

3 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 199 Days on market

Built 1971 0.57 ac lot

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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 +12.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +3.7/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Freshly renovated, this charming ranch home sits on peaceful half-acre country lot but is just minutes from I-26.Large kitchen features plenty of storage in white shaker cabinets, granite counters, stainless dishwasher, stove & hood. The wide opening between the living room and kitchen lends to a spacious feeling. The updates flow throughout the home, including all new fixtures in the bathroom. The three bedrooms each have a reach-in closet, plus there are a coat & linen closet, and a full laundry room. The front porch and back deck offer the opportunity to sit outside and relax.

Key facts

• Front porch
• Newer fixtures
• Granite counters

Tags

• HALF-ACRE COUNTRY LOT
• WHITE SHAKER CABINETS
• GRANITE COUNTERS
• NEWER FIXTURES
• FULL LAUNDRY ROOM
• FRONT PORCH

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic tank; Edisto Electric service
• Home design: Single-family detached home; One story; Fee simple ownership
• Construction: Residential construction
• Exterior features: Metal roof; No other structures on the property; Approximately 0.5–1 acre lot

Interior

• Kitchen: Dishwasher; Range hood
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Smooth ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $-21 ($-253/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (19.3% below list).
• Recommended offer: $115k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.9% in Harleyville — 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 62/100 on livability (#189 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Dorchester 04 (rural): math 17% / reading 33% proficiency, ranked #62 of 80 in SC (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harleyville Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 226 students, 100% FRL); Harleyville-Ridgeville Middle (math 7% / reading 25%, grade F, #196 of 229 statewide, top 87%, 169 students, 100% FRL); Woodland High (math 5% / reading 87%, grade D-, #163 of 196 statewide, top 83%, 612 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 active listings in the ZIP; 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($988 loan paydown + $4k appreciation (2.6% local appreciation)).
• Dorchester County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y ago; this cycle's ask has dropped $72k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $115,313 (19.3% 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 199 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.33×
• Total profit: $13,226
• Equity at exit: $61,458

10-year hold

• IRR: 9.0%
• Equity multiple: 2.31×
• Total profit: $52,280
• Equity at exit: $92,594

Cash invested: $40,012 (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 29448

• Home prices YoY: 1.0%
• Active inventory: 26
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$749
• Tax from tax record: −$123 /mo · $1,478/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-21

Break-even live

Break-even rent $1,180

Max offer price $139,176

Occupancy floor 97%

Sensitivity live

Price	-10% $60	-5% $19	+0% $-21	+5% $-62	+10% $-102
Rent	-10% $-112	-5% $-67	+0% $-21	+5% $24	+10% $70
Rate	-1.0pp $51	-0.5pp $15	base $-21	+0.5pp $-58	+1.0pp $-96

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: $35,725
• Closing costs: $4,287
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-05-23
   status Active
2. 2026-05-15
   status Pending
3. 2026-05-13
   status Active
4. 2026-05-13
   price $142,900
5. 2026-05-12
   status Pending
6. 2026-04-27
   status Active
7. 2026-04-13
   status Pending
8. 2026-03-19
   price $154,900
9. 2026-02-13
   price $169,900
10. 2026-01-20
    status Active
11. 2026-01-16
    status Pending
12. 2025-12-17
    price $184,900
13. 2025-11-14
    price $199,900
14. 2025-10-14
    listed $214,900 Active
15. 2022-07-11
    soldstatus $220,000
16. 2022-07-06
    soldstatus $220,000 Closed 594-char remark

    Show marketing remark (594 chars)

    Freshly renovated, this charming ranch home sits on peaceful half-acre country lot but is just minutes from I-26.Large kitchen features plenty of storage in white shaker cabinets, granite counters, stainless dishwasher, stove & hood. The wide opening between the living room and kitchen lends to a spacious feeling. The updates flow throughout the home, including all new fixtures in the bathroom. The three bedrooms each have a reach-in closet, plus there are a coat & linen closet, and a full laundry room. The front porch and back deck offer the opportunity to sit outside and relax.

17. 2022-05-19
    historical Active Contingent 594-char remark

    Show marketing remark (594 chars)

    Freshly renovated, this charming ranch home sits on peaceful half-acre country lot but is just minutes from I-26.Large kitchen features plenty of storage in white shaker cabinets, granite counters, stainless dishwasher, stove & hood. The wide opening between the living room and kitchen lends to a spacious feeling. The updates flow throughout the home, including all new fixtures in the bathroom. The three bedrooms each have a reach-in closet, plus there are a coat & linen closet, and a full laundry room. The front porch and back deck offer the opportunity to sit outside and relax.

18. 2022-05-05
    price $215,000 594-char remark

    Show marketing remark (594 chars)

    Freshly renovated, this charming ranch home sits on peaceful half-acre country lot but is just minutes from I-26.Large kitchen features plenty of storage in white shaker cabinets, granite counters, stainless dishwasher, stove & hood. The wide opening between the living room and kitchen lends to a spacious feeling. The updates flow throughout the home, including all new fixtures in the bathroom. The three bedrooms each have a reach-in closet, plus there are a coat & linen closet, and a full laundry room. The front porch and back deck offer the opportunity to sit outside and relax.

19. 2022-05-05
    status Active 594-char remark

    Show marketing remark (594 chars)

    Freshly renovated, this charming ranch home sits on peaceful half-acre country lot but is just minutes from I-26.Large kitchen features plenty of storage in white shaker cabinets, granite counters, stainless dishwasher, stove & hood. The wide opening between the living room and kitchen lends to a spacious feeling. The updates flow throughout the home, including all new fixtures in the bathroom. The three bedrooms each have a reach-in closet, plus there are a coat & linen closet, and a full laundry room. The front porch and back deck offer the opportunity to sit outside and relax.

20. 2022-04-19
    historical 594-char remark

    Show marketing remark (594 chars)

    Freshly renovated, this charming ranch home sits on peaceful half-acre country lot but is just minutes from I-26.Large kitchen features plenty of storage in white shaker cabinets, granite counters, stainless dishwasher, stove & hood. The wide opening between the living room and kitchen lends to a spacious feeling. The updates flow throughout the home, including all new fixtures in the bathroom. The three bedrooms each have a reach-in closet, plus there are a coat & linen closet, and a full laundry room. The front porch and back deck offer the opportunity to sit outside and relax.

21. 2022-04-13
    listed $227,000 Active 594-char remark

    Show marketing remark (594 chars)

    Freshly renovated, this charming ranch home sits on peaceful half-acre country lot but is just minutes from I-26.Large kitchen features plenty of storage in white shaker cabinets, granite counters, stainless dishwasher, stove & hood. The wide opening between the living room and kitchen lends to a spacious feeling. The updates flow throughout the home, including all new fixtures in the bathroom. The three bedrooms each have a reach-in closet, plus there are a coat & linen closet, and a full laundry room. The front porch and back deck offer the opportunity to sit outside and relax.

22. 2010-12-08
    soldstatus $15,500 478-char remark

    Show marketing remark (478 chars)

    Brick home located in dorchester county. Great investment property located in Harleyville just down from the strawberry farm. Home is sold in as is condition. All offers must accompany SC contract,copy of earnest money check & proof of funds or preapproval letter. Seller addendums will accompany offer after acceptance. Seller or agent have ever lived in this home. Buyers agent welcome. Please do all inspections. Seller exempt from SC Disclosure form. Home sold ''as is''

23. 2010-08-25
    listed $19,900 478-char remark

    Show marketing remark (478 chars)

    Brick home located in dorchester county. Great investment property located in Harleyville just down from the strawberry farm. Home is sold in as is condition. All offers must accompany SC contract,copy of earnest money check & proof of funds or preapproval letter. Seller addendums will accompany offer after acceptance. Seller or agent have ever lived in this home. Buyers agent welcome. Please do all inspections. Seller exempt from SC Disclosure form. Home sold ''as is''

24. 2010-08-24
    soldstatus $500
25. 2006-06-07
    soldstatus $68,000

ⓘ 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: $1,478 · $123/mo
• Projected year-2 tax: $1,478 · $123/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 5/10 Major FEMA zone X (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $13,838
• − Mortgage interest: −$8,005
• − Property taxes: −$1,478
• − Insurance: −$714
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$4,157
• Taxable loss: −$2,730
• Est. tax savings @ 24.0%: +$655
• After-tax cash flow: $402/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: Dorchester 04
• NCES district ID: 4500002
• Math proficiency: 17% ▼ -18.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $36,082
• Composite: 20.67/100
• National rank: #8533
• State rank: #62 of 80 in SC

Livability — Harleyville

• Score: 62/100
• State rank: #189
• US rank: #16485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,224

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 186,982 people
• By 2030: 203,967 · +9.1%
• By 2040: 237,160 · +26.8%
• By 2050: 267,479 · +43.1%
• By 2075: 333,025 · +78.1%
• By 2100: 366,560 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 23% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Portuguese 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 93% English-only · Spanish 6% Chinese 1%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.8% · R 56.4% · Other 1.9%
• 2008→2024 swing: +0.9pp no change · 2008: -15.5pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+10.5 2016: R+17.5 2012: R+16.0 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.65%
• Current HPI: 270.8093
• 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

+110.1% since first listed

25 events — show timeline

• 2026-05-23 Relisted — Charleston Trident MLS
• 2026-05-15 Pending — Charleston Trident MLS
• 2026-05-13 Relisted — Charleston Trident MLS
• 2026-05-13 Price Changed $142,900 Charleston Trident MLS
• 2026-05-12 Pending — Charleston Trident MLS
• 2026-04-27 Relisted — Charleston Trident MLS
• 2026-04-13 Pending — Charleston Trident MLS
• 2026-03-19 Price Changed $154,900 Charleston Trident MLS
• 2026-02-13 Price Changed $169,900 Charleston Trident MLS
• 2026-01-20 Relisted — Charleston Trident MLS
• 2026-01-16 Pending — Charleston Trident MLS
• 2025-12-17 Price Changed $184,900 Charleston Trident MLS
• 2025-11-14 Price Changed $199,900 Charleston Trident MLS
• 2025-10-14 Listed $214,900 Charleston Trident MLS
• 2022-07-11 Sold (Public Records) $220,000 Public Records
• 2022-07-06 Sold (MLS) $220,000 Charleston Trident MLS
• 2022-05-19 Contingent — Charleston Trident MLS
• 2022-05-05 Price Changed $215,000 Charleston Trident MLS
• 2022-05-05 Relisted — Charleston Trident MLS
• 2022-04-19 Listing Removed — Charleston Trident MLS
• 2022-04-13 Listed $227,000 Charleston Trident MLS
• 2010-12-08 Sold (MLS) $15,500 Charleston Trident MLS
• 2010-08-25 Listed $19,900 Charleston Trident MLS
• 2010-08-24 Sold (Public Records) $500 Public Records
• 2006-06-07 Sold (Public Records) $68,000 Public Records

Property tax history

+38.8%/yr

Latest (2025): $1,478 · +0.0% YoY. Source: county tax records.