1 John Fothergill Cir · Santee, SC 29142

$219,900

2 bd · 2.0 ba · 1,501 sqft · SingleFamily public records · 46 Days on market

Built 1990 7,405 sqft lot Est $294k · 25% under $110/mo HOA · 5% of rent

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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 +19.9/30.0
• ARV discount +15.0/15.0
• Appreciation +6.7/10.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This recently upgraded home is located in a gated, adult community within walking distance of retail, grocery & post office. Located on a corner lot. The kitchen upgraded in 2019 with new counter tops, backsplash, cabinets, dishwasher, refrigerator and laminate flooring. New washer and dryer installed 2019. The home being sold furnished with 2 sofas & 2 end tables in the great room; 2 bar stools for kitchen counter; in master bedroom the bed, dresser, chest, television, floor lamp and chest in master closet and guest bedroom has 2 beds, dresser, night stand, chest and lamps. All rooms except the guest bedroom were painted in 2020. There is a single car garage and a small storage shed. Bradford Village provides club house, swimming pool, driving range, dog run, tennis courts. HOA Includes: Yard Maintenance & Garbage Pickup

Key facts

• Single story home
• Pool house
• Large kitchen

Tags

• SINGLE STORY HOME
• LARGE KITCHEN
• FENCED IN BACK YARD
• COMMUNITY POND
• POOL
• POOL HOUSE

Property features AI

Finance

• HOA & community: Homeowners association with a $110 monthly fee

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Shingle roof
• Exterior features: Patio; Porch; Fenced yard

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.4% in Santee — 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 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Market conditions: 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.5% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $145k; list at $220k implies a 52% 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; 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 $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $294,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 John Fothergill Cir	0.01mi	2/2.0	1,518 (+1%)	12mo	$192,250	$127	87
5 John Fothergill Cir	0.03mi	2/2.0	1,405 (-6%)	10mo	$214,500	$153	80
612 Perch Ln	0.34mi	3/2.5 (+1)	1,517 (+1%)	3mo	$283,900	$187	73
677 Perch Ln	0.40mi	3/2.5 (+1)	1,517 (+1%)	10mo	$269,850	$178	64
748 Striped Bass Ct	0.33mi	3/2.5 (+1)	1,360 (-9%)	5mo	$265,900	$196	58
653 Perch Ln	0.43mi	3/2.5 (+1)	1,517 (+1%)	16mo	$287,620	$190	58
757 Striped Bass Ct	0.45mi	3/2.5 (+1)	1,518 (+1%)	16mo	$279,890	$184	56
904 Bream Cir	0.32mi	3/2.5 (+1)	1,360 (-9%)	8mo	$281,000	$207	56
150 Par Ct	0.51mi	3/2.5 (+1)	1,555 (+4%)	13mo	$317,500	$204	52
669 Perch Ln	0.41mi	3/2.5 (+1)	1,360 (-9%)	14mo	$270,900	$199	47
693 Perch Ln	0.37mi	3/2.5 (+1)	1,360 (-9%)	16mo	$274,890	$202	47
761 Striped Bass Ct	0.46mi	3/2.5 (+1)	1,360 (-9%)	15mo	$272,900	$201	43

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

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.80×
• Total profit: $49,002
• Equity at exit: $104,791

10-year hold

• IRR: 15.1%
• Equity multiple: 3.34×
• Total profit: $143,977
• Equity at exit: $166,254

Cash invested: $61,572 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,199 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$92
• HOA: −$110
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $266

Break-even live

Break-even rent $1,862

Max offer price $219,900

Occupancy floor 83%

Sensitivity live

Price	-10% $391	-5% $328	+0% $266	+5% $204	+10% $142
Rent	-10% $92	-5% $179	+0% $266	+5% $353	+10% $440
Rate	-1.0pp $377	-0.5pp $322	base $266	+0.5pp $209	+1.0pp $151

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	24d	1	0.35mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	24d	1	1.19mi
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	24d	1	1.30mi

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: trashpoolsecurity

Listing history 23 events

1. 2026-06-19
   days on market $219,900 Active 46 DOM
2. 2026-06-18
   days on market $219,900 Active 45 DOM
3. 2026-06-17
   status $219,900 Active 44 DOM
4. 2026-06-17
   days on market $219,900 Active Under Contract 44 DOM
5. 2026-06-16
   days on market $219,900 Active Under Contract 43 DOM
6. 2026-06-15
   days on market $219,900 Active Under Contract 42 DOM
7. 2026-06-14
   days on market $219,900 Active Under Contract 40 DOM
8. 2026-06-12
   days on market $219,900 Active Under Contract 39 DOM
9. 2026-06-09
   days on market $219,900 Active Under Contract 36 DOM
10. 2026-06-08
    days on market $219,900 Active Under Contract 35 DOM
11. 2026-06-07
    days on market $219,900 Active Under Contract 34 DOM
12. 2026-06-07
    statusdays on market $219,900 Active Under Contract 33 DOM
13. 2026-06-04
    days on market $219,900 Active 30 DOM
14. 2026-06-02
    days on market $219,900 Active 29 DOM
15. 2026-06-01
    days on market $219,900 Active 28 DOM
16. 2026-05-31
    days on market $219,900 Active 27 DOM
17. 2026-05-31
    days on market $219,900 Active 26 DOM
18. 2026-05-04
    listed $219,900 Active
19. 2021-03-16
    soldstatus $145,000
20. 2021-03-15
    soldstatus $145,000 854-char remark

    Show marketing remark (854 chars)

    This recently upgraded home is located in a gated, adult community within walking distance of retail, grocery & post office. Located on a corner lot. The kitchen upgraded in 2019 with new counter tops, backsplash, cabinets, dishwasher, refrigerator and laminate flooring. New washer and dryer installed 2019. The home being sold furnished with 2 sofas & 2 end tables in the great room; 2 bar stools for kitchen counter; in master bedroom the bed, dresser, chest, television, floor lamp and chest in master closet and guest bedroom has 2 beds, dresser, night stand, chest and lamps. All rooms except the guest bedroom were painted in 2020. There is a single car garage and a small storage shed. Bradford Village provides club house, swimming pool, driving range, dog run, tennis courts. HOA Includes: Yard Maintenance & Garbage Pickup

21. 2016-08-25
    soldstatus $98,000 392-char remark

    Show marketing remark (392 chars)

    PRICE REDUCED! GREAT BUY!! Beautiful corner lot in Bradford Village, adult, gated community. Features open floor plan with patio/courtyard. Guest bedroom enlarged in 2003 with hardwood flooring. In Nov. 2011 installed new kitchen cabinets, stove, dishwasher, disposal and water heater. New A/C installed Nov. 2014. New Shingles in 2005. Exterior painted June 2013. New Carpet Feb. 2015.

22. 2016-08-25
    soldstatus $98,000

    Show marketing remark (392 chars)

    PRICE REDUCED! GREAT BUY!! Beautiful corner lot in Bradford Village, adult, gated community. Features open floor plan with patio/courtyard. Guest bedroom enlarged in 2003 with hardwood flooring. In Nov. 2011 installed new kitchen cabinets, stove, dishwasher, disposal and water heater. New A/C installed Nov. 2014. New Shingles in 2005. Exterior painted June 2013. New Carpet Feb. 2015.

23. 2012-01-09
    listed $110,000 392-char remark

    Show marketing remark (392 chars)

    PRICE REDUCED! GREAT BUY!! Beautiful corner lot in Bradford Village, adult, gated community. Features open floor plan with patio/courtyard. Guest bedroom enlarged in 2003 with hardwood flooring. In Nov. 2011 installed new kitchen cabinets, stove, dishwasher, disposal and water heater. New A/C installed Nov. 2014. New Shingles in 2005. Exterior painted June 2013. New Carpet Feb. 2015.

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $1,397 · $116/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $26,390
• − Mortgage interest: −$12,318
• − Property taxes: −$1,397
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − HOA: −$1,320
• − Depreciation: −$6,397
• Taxable loss: −$364
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $3,281/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)

No district data.

Livability — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, SC
• Population (ZIP): 4,658

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

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: ▲ 3.47%
• Current HPI: 193.5623
• 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

+99.9% since first listed

6 events — show timeline

• 2026-05-04 Listed $219,900 RAGPD
• 2021-03-16 Sold (Public Records) $145,000 Public Records
• 2021-03-15 Sold (MLS) $145,000 SBOR
• 2016-08-25 Sold (Public Records) $98,000 Public Records
• 2016-08-25 Sold (MLS) $98,000 SBOR
• 2012-01-09 Listed $110,000 SBOR

Property tax history

+7.1%/yr

Latest (2024): $1,397 · +13.6% YoY. Source: county tax records.