761 Whittaker Pkwy · Wilkinson Heights, SC 29115

$150,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 5 Days on market

Built 1962 0.25 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 +14.8/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.25 acre lot
• Parking
• Built 1962

Property features AI

Exterior

• Parking: 1-car carport; 1 parking space total
• Utilities: Public sewer
• Home design: Single family attached residence; One-level (single story); Flat structure; Fee simple ownership
• Exterior features: No additional structures; City of Orangeburg utilities

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 bathroom
• Heating & cooling: Central air conditioning
• Interior features: Family room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $41 ($498/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (9.7% below list).
• Recommended offer: $135k (9.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#319 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment F.
• Zoned schools: Whittaker Elementary (math 24%, 415 students, 100% FRL); William J. Clark Middle (math 12%, 687 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 227 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $33k; list at $150k implies a 355% 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; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,482 (9.7% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $75,992
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
896 Kearse Dr	0.16mi	3/1.5	1,184 (-8%)	18mo	$32,000	$27	62
1741 Atlantic Ave	0.15mi	2/1.5 (-1)	1,222 (-5%)	19mo	$71,900	$59	62
920 Woods St	0.71mi	3/2.0	1,363 (+6%)	13mo	$130,000	$95	42
330 Mingo St	0.63mi	2/2.0 (-1)	1,174 (-9%)	19mo	$48,000	$41	31

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

Projected returns pro-forma

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

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-21,650
• Equity at exit: $22,365

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-15,388
• Equity at exit: $12,969

Cash invested: $42,000 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 227
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$180 /mo · $2,157/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $41

Break-even live

Break-even rent $1,302

Max offer price $150,000

Occupancy floor 92%

Sensitivity live

Price	-10% $126	-5% $84	+0% $41	+5% $-1	+10% $-43
Rent	-10% $-66	-5% $-12	+0% $41	+5% $95	+10% $148
Rate	-1.0pp $117	-0.5pp $80	base $41	+0.5pp $3	+1.0pp $-37

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-22
   days on market $150,000 Active 5 DOM
2. 2026-06-19
   days on market $150,000 Active 2 DOM
3. 2026-06-18
   listed $150,000 Active 1 DOM

ⓘ 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: $2,157 · $180/mo
• Projected year-2 tax: $2,157 · $180/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 4/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,258
• − Mortgage interest: −$8,402
• − Property taxes: −$2,157
• − Insurance: −$750
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$4,364
• Taxable loss: −$2,016
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $981/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 — Wilkinson Heights

• Score: 54/100
• State rank: #319
• US rank: #23798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilkinson Heights, SC
• City population: 27,179
• Population (ZIP): 27,179

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -56.65%
• Current HPI: 150.823
• 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

+275.0% since first listed

14 events — show timeline

• 2026-06-17 Listed $150,000 Charleston Trident MLS
• 2022-06-05 Delisted — Consolidated MLS
• 2022-05-24 Price Changed $90,000 Consolidated MLS
• 2022-05-12 Price Changed $99,000 Consolidated MLS
• 2022-05-09 Relisted — Consolidated MLS
• 2022-05-01 Delisted — Consolidated MLS
• 2022-04-28 Price Changed $103,000 Consolidated MLS
• 2022-04-28 Relisted — Consolidated MLS
• 2022-04-04 Delisted — Consolidated MLS
• 2022-01-14 Listed $99,000 Consolidated MLS
• 1995-08-01 Sold (Public Records) $41,000 Public Records
• 1995-08-01 Sold (Public Records) $33,000 Public Records
• 1992-08-01 Sold (Public Records) $33,000 Public Records
• 1992-01-01 Sold (Public Records) $40,001 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,157 · +1.5% YoY. Source: county tax records.