1968 Pinebrook St · Orangeburg, SC 29118-2950

$245,000

3 bd · 2.0 ba · 2,406 sqft · SingleFamily public records · 21 Days on market

Built 1963 0.57 ac lot Est $318k · 23% under

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Why this score? — see what drove the C+ 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this beautifully updated 4-bedroom, 2-bath brick ranch style home nestled in a quiet, well-established neighborhood in Orangeburg, SC. Situated on over half an acre, this home offers the perfect blend of charm, space, and functionality. Inside, you’ll find two spacious living areas, including a formal living room that can easily fit your lifestyle needs. The versatile flex room provides endless possibilities, perfect for a home office, den, playroom, flex space, or 5th br/guest room. The updated kitchen features refreshed cabinetry, backsplash, appliances and inviting eat-in dining area ideal for everyday living and entertaining. Both bathrooms have also been tastefull

Key facts

• Mature greenery
• Backyard oasis
• Updated kitchen

Tags

• UPDATED KITCHEN
• REFRESHED CABINETRY
• BACKYARD OASIS
• MATURE GREENERY
• NEW ROOF
• NEW WINDOWS

Property features AI

Exterior

• Parking: Carport attached; Six parking spaces
• Utilities: Public sewer
• Home design: Single-story
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen; Pantry; Backsplash; Ceiling fan
• Bedrooms: Master bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: One fireplace; Free-standing range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (6.1% below list).
• Recommended offer: $230k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.2% in Orangeburg — 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 54/100 on livability (#324 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety B; Watch: housing C-, crime F, amenities D-.
• Zoned schools: Marshall Elementary (math 24%, 651 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• 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 $69k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $138k; list at $245k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,000 (6.1% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $317,592
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2049 Pinebrook St	0.08mi	4/2.0 (+1)	2,406 (0%)	20mo	$267,500	$111	74
1665 NE Spring Valley Cir	0.48mi	3/2.5	2,322 (-4%)	9mo	$135,000	$58	63
131 Club Acres Blvd	0.68mi	3/2.0	2,376 (-1%)	8mo	$285,000	$120	60
168 Cloister Cove Ln	0.39mi	4/3.0 (+1)	2,103 (-13%)	2mo	$330,000	$157	50
2550 Lakeside Dr	0.55mi	3/2.5	2,266 (-6%)	22mo	$300,000	$132	44
180 Sago Palm Dr	0.65mi	4/2.5 (+1)	2,558 (+6%)	12mo	$380,000	$149	42
1724 Old Riley St	0.65mi	3/3.0	2,250 (-6%)	23mo	$299,000	$133	36

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: 12.6%
• Equity multiple: 1.72×
• Total profit: $49,445
• Equity at exit: $110,163

10-year hold

• IRR: 14.6%
• Equity multiple: 3.16×
• Total profit: $147,896
• Equity at exit: $169,774

Cash invested: $68,600 (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 29118-2950

• Active inventory: 1
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $314

Break-even live

Break-even rent $1,902

Max offer price $245,000

Occupancy floor 81%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3234 Hunter Dr Orangeburg, SC	3.0	2.5	1989	$2,300	$1.16	3d	1	1.29mi

Listing history 17 events

1. 2026-06-19
   days on market $245,000 Active 21 DOM
2. 2026-06-18
   days on market $245,000 Active 20 DOM
3. 2026-06-17
   days on market $245,000 Active 19 DOM
4. 2026-06-16
   days on market $245,000 Active 18 DOM
5. 2026-06-15
   days on market $245,000 Active 17 DOM
6. 2026-06-14
   days on market $245,000 Active 15 DOM
7. 2026-06-12
   days on market $245,000 Active 14 DOM
8. 2026-06-09
   days on market $245,000 Active 11 DOM
9. 2026-06-08
   days on market $245,000 Active 10 DOM
10. 2026-06-07
    days on market $245,000 Active 9 DOM
11. 2026-06-07
    days on market $245,000 Active 8 DOM
12. 2026-06-04
    days on market $245,000 Active 5 DOM
13. 2026-06-02
    days on market $245,000 Active 4 DOM
14. 2026-06-01
    days on market $245,000 Active 3 DOM
15. 2026-05-31
    days on market $245,000 Active 2 DOM
16. 2026-05-29
    listed $245,000 Active
17. 2013-01-29
    soldstatus $137,500

ⓘ 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: $1,391 · $116/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: +$6/yr ($0/mo · 0.4%)

ⓘ 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 7 d/yr ≥108°F today · 16 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: $27,600
• − Mortgage interest: −$13,724
• − Property taxes: −$1,391
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$7,127
• Taxable loss: −$283
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $3,839/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 — Orangeburg

• Score: 54/100
• State rank: #324
• US rank: #23942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orangeburg, SC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+78.2% since first listed

2 events — show timeline

• 2026-05-29 Listed $245,000 Consolidated MLS
• 2013-01-29 Sold (Public Records) $137,500 Public Records

Property tax history

+5.6%/yr

Latest (2024): $1,391 · +19.1% YoY. Source: county tax records.