2402 Winyah St · Georgetown, SC 29440

$60,000

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 32 Days on market

Built 1950 4,791 sqft 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
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three bedroom home in the city of Georgetown.

Key facts

• 4,791 sq ft lot
• 2 parking spots
• Built 1950

Property features AI

Finance

• Other: Property zoned R5; Located on approximately 0.11-acre lot (per public records); For sale
• HOA & community: Monthly association fee

Exterior

• Parking: Driveway; 2 parking spaces (total)
• Utilities: Electricity available; Public water; Sewer available
• Home design: Single-story home
• Construction: Slab foundation; Resale property
• Exterior features: Front porch; City lot with a rectangular shape

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall/window unit(s) for cooling; Cooling present
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.9% vs local median 4.7% in Georgetown — 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 (#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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.71% ✓
• Cap rate: 23.89%
• Cash-on-cash: 62.84%
• DSCR: 3.80
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $218,530
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Sorrell St	0.50mi	3/2.0	1,050 (-2%)	16mo	$215,000	$205	57
401 N Merriman Rd	0.72mi	3/1.0	1,002 (-6%)	16mo	$46,350	$46	43

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: 61.8%
• Equity multiple: 3.76×
• Total profit: $46,326
• Equity at exit: $8,946

10-year hold

• IRR: 66.4%
• Equity multiple: 7.70×
• Total profit: $112,562
• Equity at exit: $5,188

Cash invested: $16,800 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 409
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $880

Break-even live

Break-even rent $512

Max offer price $60,000

Occupancy floor 41%

Sensitivity live

Price	-10% $914	-5% $897	+0% $880	+5% $863	+10% $846
Rent	-10% $751	-5% $816	+0% $880	+5% $944	+10% $1,008
Rate	-1.0pp $910	-0.5pp $895	base $880	+0.5pp $864	+1.0pp $848

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Church St Georgetown, SC	2.0–3.0	1.0–2.0	941	$1,596	$1.70	4d	6	0.64mi
1625 Front St Unit C Georgetown, SC	2.0	1.0	900	$1,600	$1.78	14d	1	0.78mi
1021 Duke St Unit A Georgetown, SC	2.0	1.0	950	$1,600	$1.68	24d	1	1.36mi
1028 Duke St Georgetown, SC	2.0	2.0	990	$1,750	$1.77	24d	1	1.36mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $60,000 Pending 32 DOM
2. 2026-06-03
   days on market $60,000 Active Under Contract 30 DOM
3. 2026-06-02
   days on market $60,000 Active Under Contract 29 DOM
4. 2026-06-01
   days on market $60,000 Active Under Contract 28 DOM
5. 2026-05-31
   days on market $60,000 Active Under Contract 27 DOM
6. 2026-05-30
   days on market $60,000 Active Under Contract 26 DOM
7. 2026-05-04
   listed Active Under Contract
8. 2026-04-28
   listed $60,000
9. 2016-08-08
   historical
10. 2015-08-26
    listed $30,000
11. 2015-02-28
    historical
12. 2014-08-15
    listed $59,000

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $777 · $65/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 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,505
• − Mortgage interest: −$3,361
• − Property taxes: −$777
• − Insurance: −$300
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$1,745
• Taxable income: $10,201
• Est. tax owed @ 24.0%: −$2,448
• After-tax cash flow: $8,108/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 — 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

+1.7% since first listed

6 events — show timeline

• 2026-05-04 Listed — CCAR
• 2026-04-28 Listed $60,000 CCAR
• 2016-08-08 Listing Removed — CCAR
• 2015-08-26 Listed $30,000 CCAR
• 2015-02-28 Listing Removed — CCAR
• 2014-08-15 Listed $59,000 CCAR

Property tax history

+5.4%/yr

Latest (2025): $777 · +8.5% YoY. Source: county tax records.