185 Lot 55 - Busbee Bonus Peru Farm Dr

Georgetown, SC 29440

$346,044D

4 bd · 3.0 ba · 1,816 sqft · Built 2026 · SingleFamily · Active · 40 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,033/mo
• Mortgage (P&I): −$1,815
• Tax + insurance: −$577
• HOA: −$75
• Vac / Maint / Mgmt: −$637
• Net cashflow: $-70/mo
• Annual: $-846/yr
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• 1% rule: 0.88%
• Cash to close: $96,892

Investor read

• This is a 4-bed/3.0-bath single-family listed at $346k. Condition is rated good.
• 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).
• It's been on market 40 days — a 3% lower offer ($336k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $303k (12.4% below list) — sets the bar for 1% rule.
• 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.
• 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).
• 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.

Questions for listing agent

• 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?
• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?
• 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.