11185 Old Pee Dee Rd · Hemingway, SC 29554

$83,200

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 253 Days on market

Built 1981 1.00 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 +27.0/30.0
• DSCR +9.4/10.0
• Appreciation +8.9/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom 1 bath home in Williams Hill Section/ Georgetown County in Hemingway. Approximately 1 acre of land with county water and septic. Fenced in back yard with storage building and a separate storage building with cement pad approximately 10x20. Den and living room with dining area. Kitchen appliances to convey. Carpet, linoleum, and laminate flooring in den with fire place.

Key facts

• 1 acre lot
• 4 parking spots
• Built 1981

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Driveway; Parking for 4 vehicles
• Utilities: Electric service
• Home design: Single-story; Resale property
• Construction: Vinyl siding
• Exterior features: Fence; One or more acres; Irregular lot

Interior

• Kitchen: Kitchen (approx. 10x9); Kitchen/dining combo
• Bedrooms: Bedroom 1 on main level (approx. 10x12); Bedroom 2 on main level (approx. 10x12); Primary bedroom on main level (approx. 12x16)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; Separate shower
• Heating & cooling: Electric heating; Has heating
• Interior features: Main level primary bedroom; Separate shower; Walk-in closet(s); Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#260 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($575 loan paydown + $6k appreciation (7.8% local appreciation)).
• At projected returns (7.8% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $21k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 96% 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 $73,216 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.37% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $226,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3006 Folly Grove Rd	0.45mi	3/2.0	1,113 (-12%)	2mo	$200,000	$180	54

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

Projected returns pro-forma

7.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 3.06×
• Total profit: $47,929
• Equity at exit: $61,798

10-year hold

• IRR: 26.0%
• Equity multiple: 6.50×
• Total profit: $128,106
• Equity at exit: $121,348

Cash invested: $23,296 (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 29554

• Home prices YoY: 4.9%
• Active inventory: 40
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$436
• Tax from tax record: −$196 /mo · $2,353/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $234

Break-even live

Break-even rent $844

Max offer price $83,200

Occupancy floor 74%

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: $20,800
• Closing costs: $2,496
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $83,200 Active 253 DOM
2. 2026-06-17
   days on market $83,200 Active 252 DOM
3. 2026-06-16
   days on market $83,200 Active 251 DOM
4. 2026-06-15
   days on market $83,200 Active 250 DOM
5. 2026-06-14
   days on market $83,200 Active 248 DOM
6. 2026-06-10
   days on market $83,200 Active 245 DOM
7. 2026-06-09
   days on market $83,200 Active 244 DOM
8. 2026-06-08
   days on market $83,200 Active 243 DOM
9. 2026-06-07
   days on market $83,200 Active 242 DOM
10. 2026-06-03
    days on market $83,200 Active 238 DOM
11. 2026-06-02
    days on market $83,200 Active 237 DOM
12. 2026-06-01
    days on market $83,200 Active 236 DOM
13. 2026-05-31
    days on market $83,200 Active 235 DOM
14. 2026-05-30
    days on market $83,200 Active 234 DOM
15. 2026-04-14
    price $83,200
16. 2025-10-07
    listed $104,000 Active
17. 2025-10-07
    listed $104,000 Active
18. 2022-06-21
    soldstatus $144,000
19. 2022-06-07
    soldstatus $144,000 Closed 381-char remark

    Show marketing remark (381 chars)

    3 bedroom 1 bath home in Williams Hill Section/ Georgetown County in Hemingway. Approximately 1 acre of land with county water and septic. Fenced in back yard with storage building and a separate storage building with cement pad approximately 10x20. Den and living room with dining area. Kitchen appliances to convey. Carpet, linoleum, and laminate flooring in den with fire place.

20. 2022-03-31
    historical Active Under Contract 381-char remark

    Show marketing remark (381 chars)

    3 bedroom 1 bath home in Williams Hill Section/ Georgetown County in Hemingway. Approximately 1 acre of land with county water and septic. Fenced in back yard with storage building and a separate storage building with cement pad approximately 10x20. Den and living room with dining area. Kitchen appliances to convey. Carpet, linoleum, and laminate flooring in den with fire place.

21. 2022-03-18
    status Active 381-char remark

    Show marketing remark (381 chars)

    3 bedroom 1 bath home in Williams Hill Section/ Georgetown County in Hemingway. Approximately 1 acre of land with county water and septic. Fenced in back yard with storage building and a separate storage building with cement pad approximately 10x20. Den and living room with dining area. Kitchen appliances to convey. Carpet, linoleum, and laminate flooring in den with fire place.

22. 2022-03-14
    historical Active Under Contract 381-char remark

    Show marketing remark (381 chars)

    3 bedroom 1 bath home in Williams Hill Section/ Georgetown County in Hemingway. Approximately 1 acre of land with county water and septic. Fenced in back yard with storage building and a separate storage building with cement pad approximately 10x20. Den and living room with dining area. Kitchen appliances to convey. Carpet, linoleum, and laminate flooring in den with fire place.

23. 2022-03-04
    listed $139,000 Active 381-char remark

    Show marketing remark (381 chars)

    3 bedroom 1 bath home in Williams Hill Section/ Georgetown County in Hemingway. Approximately 1 acre of land with county water and septic. Fenced in back yard with storage building and a separate storage building with cement pad approximately 10x20. Den and living room with dining area. Kitchen appliances to convey. Carpet, linoleum, and laminate flooring in den with fire place.

24. 2016-03-16
    historical
25. 2015-07-13
    listed $44,000

ⓘ 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: $2,353 · $196/mo
• Projected year-2 tax: $2,353 · $196/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 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,688
• − Mortgage interest: −$4,660
• − Property taxes: −$2,353
• − Insurance: −$416
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,420
• Taxable income: $1,648
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $2,413/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Hemingway

• Score: 58/100
• State rank: #260
• US rank: #20733

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): 9,001

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (51%)
• Race & ethnicity: Black 51% White 45% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Polish 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.75%
• Current HPI: 167.07
• 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

+89.1% since first listed

11 events — show timeline

• 2026-04-14 Price Changed $83,200 CCAR
• 2025-10-07 Listed $104,000 Consolidated MLS
• 2025-10-07 Listed $104,000 CCAR
• 2022-06-21 Sold (Public Records) $144,000 Public Records
• 2022-06-07 Sold (MLS) $144,000 CCAR
• 2022-03-31 Contingent — CCAR
• 2022-03-18 Relisted — CCAR
• 2022-03-14 Contingent — CCAR
• 2022-03-04 Listed $139,000 CCAR
• 2016-03-16 Listing Removed — CCAR
• 2015-07-13 Listed $44,000 CCAR

Property tax history

+14.9%/yr

Latest (2025): $2,353 · +7.1% YoY. Source: county tax records.