Ashgrove Plan · Santee, SC 29142

$229,990

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 47 Days on market

Good condition

---

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 +19.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to Somerset! A new home community where you can feel confident in owning a new home with simple living and space to relax in Santee. The Ashgrove is a smartly designed single-level home that offers comfortable, efficient living in an open and welcoming layout. A covered entry leads into a bright foyer and an open-concept kitchen and great room, where a central island creates a natural gathering space for daily life and entertaining. The private owner's suite features a full bath and walk-in closet, while two additional bedrooms provide flexibility for guests, family, or a home office. A one-car garage with direct access and a conveniently located laundry area add everyday ease, with

Key facts

• Central island
• Open concept kitchen
• One-car garage

Tags

• OPEN CONCEPT KITCHEN
• CENTRAL ISLAND
• PRIVATE OWNER'S SUITE
• WALK-IN CLOSET
• ONE-CAR GARAGE
• OPTIONAL OUTDOOR LIVING

Property features AI

Finance

• Other: Address: Ashgrove Plan, Santee, SC 29142
• Financial info: List price $239,990

Exterior

• Parking: 1 parking space
• Utilities: Central air (cooling)
• Home design: New construction plan named Ashgrove; Active listing
• Exterior features: Living area of approximately 1,100

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.4% in Santee — 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 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Market conditions: 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.5% 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 (3.5% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, 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 47 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Recommended offer $223,090 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.76×
• Total profit: $49,160
• Equity at exit: $109,600

10-year hold

• IRR: 14.7%
• Equity multiple: 3.27×
• Total profit: $146,157
• Equity at exit: $173,882

Cash invested: $64,397 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,322 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $245

Break-even live

Break-even rent $2,012

Max offer price $229,990

Occupancy floor 84%

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: $57,498
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	23d	1	1.03mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	23d	1	1.31mi
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	23d	1	1.39mi

Listing history 16 events

1. 2026-06-19
   days on market $229,990 Active 47 DOM
2. 2026-06-18
   days on market $229,990 Active 46 DOM
3. 2026-06-17
   days on market $229,990 Active 45 DOM
4. 2026-06-16
   days on market $229,990 Active 44 DOM
5. 2026-06-15
   days on market $229,990 Active 43 DOM
6. 2026-06-14
   days on market $229,990 Active 41 DOM
7. 2026-06-12
   days on market $229,990 Active 40 DOM
8. 2026-06-09
   days on market $229,990 Active 37 DOM
9. 2026-06-08
   days on market $229,990 Active 36 DOM
10. 2026-06-07
    days on market $229,990 Active 35 DOM
11. 2026-06-07
    days on market $229,990 Active 34 DOM
12. 2026-06-04
    days on market $229,990 Active 31 DOM
13. 2026-06-02
    pricedays on market $229,990 Active 30 DOM
14. 2026-06-01
    days on market $239,990 Active 29 DOM
15. 2026-05-31
    days on market $239,990 Active 28 DOM
16. 2026-05-31
    days on market $239,990 Active 27 DOM

ⓘ 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: $27,864
• − Mortgage interest: −$12,883
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − Depreciation: −$6,691
• Taxable loss: −$767
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $3,124/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 · 10 photos

Good 80/100 None rehab

This single-family home in Santee, SC, is in good condition with a modern design and well-maintained exterior. It offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers
• Both Adding smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Both Adding smart home features — Smart home features 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)

No district data.

Livability — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, SC
• Population (ZIP): 4,658

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.47%
• Current HPI: 193.5623
• 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