424 Jamison Ave · Brookdale, SC 29115

$35,000

2 bd · 1.0 ba · 575 sqft · SingleFamily public records · 97 Days on market

Built 1961 0.46 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS SPECIAL!! CASH ONLY! Located in Orangeburg County, this Ranch style 2 bedrooms, 1 bath has been completed gutted and is awaiting your creative touch. This home can be a great AIRBNB or rental. Has new roof and new windows. Conveniently located less than a . 25 miles off US 601 and near SC STATE UNIVERSITY. Just 5 minutes to Interstate 20 and major highways. 378 Quick St Orangeburg is being sold together. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Ranch style
• New roof
• New windows

Tags

• RANCH STYLE
• NEW ROOF
• NEW WINDOWS
• 5 MINUTES TO INTERSTATE 20

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Block exterior finish; Paved road access; Approximately 0.46 acres

Interior

• Bedrooms: Master bedroom on the main level; Second bedroom on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: 575 total heated square feet
• Interior features: Family room on the main level; Kitchen on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.4% vs local median 3.4% in Brookdale — 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 65/100 on livability (#144 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, schools B; Watch: crime D+, amenities F, commute F.
• Market conditions: 226 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 $242 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1961 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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: 2.79% ✓
• Cap rate: 24.37%
• Cash-on-cash: 64.57%
• DSCR: 3.87
• GRM: 3.0

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: 63.7%
• Equity multiple: 3.85×
• Total profit: $27,927
• Equity at exit: $5,219

10-year hold

• IRR: 68.1%
• Equity multiple: 7.90×
• Total profit: $67,626
• Equity at exit: $3,026

Cash invested: $9,800 (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: 226
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $527

Break-even live

Break-even rent $308

Max offer price $35,000

Occupancy floor 41%

Sensitivity live

Price	-10% $547	-5% $537	+0% $527	+5% $517	+10% $507
Rent	-10% $450	-5% $489	+0% $527	+5% $566	+10% $604
Rate	-1.0pp $545	-0.5pp $536	base $527	+0.5pp $518	+1.0pp $509

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $35,000 Active 97 DOM
2. 2026-06-18
   days on market $35,000 Active 96 DOM
3. 2026-06-17
   days on market $35,000 Active 95 DOM
4. 2026-06-16
   days on market $35,000 Active 94 DOM
5. 2026-06-15
   days on market $35,000 Active 93 DOM
6. 2026-06-14
   days on market $35,000 Active 91 DOM
7. 2026-06-12
   days on market $35,000 Active 90 DOM
8. 2026-06-09
   days on market $35,000 Active 87 DOM
9. 2026-06-08
   days on market $35,000 Active 86 DOM
10. 2026-06-07
    days on market $35,000 Active 85 DOM
11. 2026-06-07
    days on market $35,000 Active 84 DOM
12. 2026-06-04
    days on market $35,000 Active 81 DOM
13. 2026-06-02
    days on market $35,000 Active 80 DOM
14. 2026-06-01
    days on market $35,000 Active 79 DOM
15. 2026-05-31
    days on market $35,000 Active 78 DOM
16. 2026-05-31
    days on market $35,000 Active 77 DOM
17. 2026-05-15
    status Pending
18. 2026-02-27
    listed $35,000 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: $541 · $45/mo
• Projected year-2 tax: $541 · $45/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥107°F today · 15 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: $11,703
• − Mortgage interest: −$1,961
• − Property taxes: −$541
• − Insurance: −$175
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$1,018
• Taxable income: $6,136
• Est. tax owed @ 24.0%: −$1,473
• After-tax cash flow: $4,855/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 — Brookdale

• Score: 65/100
• State rank: #144
• US rank: #13512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookdale, SC
• 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

2 events — show timeline

• 2026-05-15 Pending — Consolidated MLS
• 2026-02-27 Listed $35,000 Consolidated MLS

Property tax history

+3.6%/yr

Latest (2024): $541 · +19.7% YoY. Source: county tax records.