185 Lot 55 - Busbee Bonus Peru Farm Dr · Georgetown, SC 29440

$346,044

4 bd · 3.0 ba · 1,816 sqft · SingleFamily · 40 Days on market

Built 2026 Good condition 10,454 sqft lot Est $370k · 7% under $75/mo HOA · 2% of rent

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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 +12.2/30.0
• ARV discount +10.5/15.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Peru Plantation is proud to offer a new Busbee with Bonus Room plan. You will enjoy 3 bedrooms and 2 baths on the main level, plus a bonus room with full bath over the garage, a light and bright kitchen, dining area and living room that incorporates an open design. Efficient stainless steel appliances, ample cabinets and Granite countertops make cooking in your new home enjoyable. Your primary suite includes a shower, double vanity and walk-in closet. Other features and of this home include a covered porch, grilling patio, painted and trimmed 2-car garage featuring a steel-reinforced garage door with LiftMaster™ MyQ® enabled garage door opener, drop down attic access to storage an

Key facts

• Covered porch
• Grilling patio
• 0.24 acre lot

Tags

• LIGHT AND BRIGHT KITCHEN
• COVERED PORCH
• GRILLING PATIO
• STEEL-REINFORCED GARAGE DOOR
• DROP DOWN ATTIC ACCESS
• ION GRAY SMART THERMOSTAT

Property features AI

Finance

• Other: Sale: For sale; Pets: owner-only allowed
• HOA & community: Homeowners association with $75 monthly fee; HOA covers common areas, pools, and trash; Association allows owner golf carts and motorcycles; Pet restrictions apply; Long-term rentals allowed

Exterior

• Parking: Attached 2-car garage; Garage with garage door opener; Total parking for 4 vehicles
• Security: Smoke detectors
• Utilities: Public water; Sewer available; Electricity available; Cable available; Phone available; Underground utilities
• Home design: Under construction; Builder: Beverly Homes; Builder model: Busbee with Bonus; Zoning RE; Rectangular lot; Outside city limits
• Construction: Brick veneer, vinyl siding, and wood frame construction; Slab foundation; Has home warranty
• Exterior features: Rear porch; Front porch; Patio; Sprinkler/irrigation; Community outdoor pool; Community pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Kitchen island; Stainless steel appliances; Solid surface counters
• Bedrooms: Primary bedroom on main level; Bedroom on main level
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Tray ceilings; Ceiling fans; Dual sinks; Linen closet; Entrance foyer; Kitchen island; Stainless steel appliances; Solid surface counters; Insulated doors; Unfurnished
• Laundry & utility: Washer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $346k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-70 ($-846/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (12.4% below list).
• Recommended offer: $303k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.7% in Georgetown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#141 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, schools F, crime 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: 409 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($336k) is reasonable based on typical stale-listing flexibility.

Recommended offer $303,286 (12.4% 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 40 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $370,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
174 Lot 68-poplar Peru Farm Dr	0.00mi	3/2.0 (-1)	1,800 (-1%)	6mo	$366,658	$204	85
310 N Merriman Rd	0.06mi	3/2.0 (-1)	1,680 (-8%)	13mo	$115,000	$68	65
1019 Prince St	0.70mi	5/2.5 (+1)	1,786 (-2%)	3mo	$515,000	$288	55
1307 Richmond Dr	0.46mi	3/2.0 (-1)	1,738 (-4%)	9mo	$355,000	$204	54
635 Magnolia Dr	0.74mi	3/2.0 (-1)	1,861 (+2%)	3mo	$517,000	$278	50
1303 Heyward St	0.49mi	3/2.0 (-1)	1,584 (-13%)	2mo	$290,000	$183	46
126 Cleland St	0.60mi	4/2.5	2,038 (+12%)	10mo	$570,000	$280	41
133 Wood St	0.66mi	3/0.5 (-1)	1,974 (+9%)	3mo	$261,000	$132	37
908 Merriman Rd	0.56mi	3/2.5 (-1)	1,580 (-13%)	10mo	$227,000	$144	37
518 Nowell St	0.49mi	3/2.0 (-1)	1,566 (-14%)	11mo	$329,900	$211	36
1111 Palmetto St	0.70mi	3/2.0 (-1)	1,600 (-12%)	4mo	$235,000	$147	36
2416 Prince St	0.67mi	3/1.5 (-1)	1,566 (-14%)	4mo	$60,000	$38	32

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-60,471
• Equity at exit: $51,596

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-58,063
• Equity at exit: $29,920

Cash invested: $96,892 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 409
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,033 medium
• Mortgage (P&I): −$1,815
• Tax est. 1.5%: −$433 /mo · $5,191/yr
• Insurance: −$144
• HOA: −$75
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $-70

Break-even live

Break-even rent $3,122

Max offer price $335,846

Occupancy floor 97%

Sensitivity live

Price	-10% $169	-5% $49	+0% $-70	+5% $-190	+10% $-310
Rent	-10% $-310	-5% $-190	+0% $-70	+5% $49	+10% $169
Rate	-1.0pp $104	-0.5pp $18	base $-70	+0.5pp $-160	+1.0pp $-251

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: $86,511
• Closing costs: $10,381
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 15 events

1. 2026-06-18
   days on market $346,044 Active 40 DOM
2. 2026-06-17
   days on market $346,044 Active 39 DOM
3. 2026-06-16
   days on market $346,044 Active 38 DOM
4. 2026-06-15
   days on market $346,044 Active 37 DOM
5. 2026-06-14
   days on market $346,044 Active 35 DOM
6. 2026-06-10
   days on market $346,044 Active 32 DOM
7. 2026-06-09
   days on market $346,044 Active 31 DOM
8. 2026-06-08
   days on market $346,044 Active 30 DOM
9. 2026-06-07
   days on market $346,044 Active 29 DOM
10. 2026-06-03
    days on market $346,044 Active 25 DOM
11. 2026-06-02
    days on market $346,044 Active 24 DOM
12. 2026-06-01
    days on market $346,044 Active 23 DOM
13. 2026-05-31
    days on market $346,044 Active 22 DOM
14. 2026-05-30
    days on market $346,044 Active 21 DOM
15. 2026-05-09
    listed $346,044 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,394
• − Mortgage interest: −$19,384
• − Property taxes: −$5,191
• − Insurance: −$1,730
• − Repairs & maintenance: −$2,912
• − Management: −$2,912
• − HOA: −$900
• − Depreciation: −$10,067
• Taxable loss: −$6,700
• Est. tax savings @ 24.0%: +$1,608
• After-tax cash flow: $762/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.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab

This single-family home is in good condition with no visible repairs needed. It has a good curb appeal and is move-in ready.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Georgetown

• Score: 65/100
• State rank: #141
• US rank: #13446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, SC
• Population (ZIP): 26,419

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 White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -111.84%
• Current HPI: 208.6792
• 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

1 event — show timeline

• 2026-05-09 Listed $346,044 CCAR