1043 St. Martin St · Georgetown, SC 29440

$339,498

4 bd · 2.5 ba · 2,340 sqft · SingleFamily · 23 Days on market

Built 2026 Good condition 7,405 sqft lot Est $440k · 23% under $77/mo HOA · 2% of rent

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.8/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Galen floor plan, a spacious and stylish two story home perfect for modern living. The first floor features a bright and airy, open concept layout that seamlessly connects the great room, dining area, and gourmet kitchen which is perfect for entertaining or everyday living. The kitchen comes complete with a center island, granite countertops, a tile backsplash, a corner walk in pantry, 36" cabinets and stainless steel appliances with refrigerator and a gas range! A large flex room at the entry offers versatile space ideal for a home office or formal dining room. A second floor owner's suite is grand with massive closets and a private bathroom that features double sinks, a 5' walk-

Key facts

• Gourmet kitchen
• Granite countertops
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• GOURMET KITCHEN
• CENTER ISLAND
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• CORNER WALK IN PANTRY

Property features AI

Finance

• Financial info: List price $339,498

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family residence (spec-built); Plan name: GALEN
• Exterior features: Living area approximately 2340

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Interior features: Spec home (GALEN plan); Active listing

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $339k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $339k).
• Recommended offer: $334k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 1 comparable units currently listed for rent nearby; 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 23 days — a 2% lower offer ($334k) is reasonable based on typical stale-listing flexibility.

Recommended offer $334,405 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.18% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.30%
• DSCR: 1.41
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $439,920
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 St. Martin St	0.14mi	4/2.5	2,203 (-6%)	2mo	$325,990	$148	82
2612 Lot 1 Poplar Plan Old Charleston Rd	0.56mi	4/3.0	2,155 (-8%)	10mo	$421,500	$196	50
3011 Harbor Club On Winyah Bay South Bay St	0.70mi	4/3.0	2,206 (-6%)	20mo	$415,000	$188	39
2622 Lot 4 Sullivan Plan Old Charleston Rd	0.57mi	3/2.0 (-1)	2,154 (-8%)	20mo	$421,840	$196	36
620 Winnow Way	0.73mi	4/3.0	2,110 (-10%)	23mo	$369,000	$175	28

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-7,978
• Equity at exit: $50,620

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $53,917
• Equity at exit: $29,354

Cash invested: $95,059 (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: 7.1×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,780
• Tax est. 1.5%: −$424 /mo · $5,092/yr
• Insurance: −$141
• HOA: −$77
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $737

Break-even live

Break-even rent $3,067

Max offer price $339,498

Occupancy floor 77%

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: $84,874
• Closing costs: $10,185
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Rosebank Rd Georgetown, SC	4.0	3.5	2300	$4,000	$1.74	23d	1	1.33mi

HOA detail

• Monthly dues: $77 · $924/yr
• Likely covers: gas

Listing history 14 events

1. 2026-06-18
   days on market $339,498 Active 23 DOM
2. 2026-06-17
   days on market $339,498 Active 22 DOM
3. 2026-06-16
   days on market $339,498 Active 21 DOM
4. 2026-06-15
   days on market $339,498 Active 20 DOM
5. 2026-06-14
   days on market $339,498 Active 18 DOM
6. 2026-06-10
   days on market $339,498 Active 15 DOM
7. 2026-06-09
   days on market $339,498 Active 14 DOM
8. 2026-06-08
   days on market $339,498 Active 13 DOM
9. 2026-06-07
   days on market $339,498 Active 12 DOM
10. 2026-06-03
    days on market $339,498 Active 8 DOM
11. 2026-06-02
    days on market $339,498 Active 7 DOM
12. 2026-06-01
    days on market $339,498 Active 6 DOM
13. 2026-05-31
    days on market $339,498 Active 5 DOM
14. 2026-05-30
    days on market $339,498 Active 4 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: $48,000
• − Mortgage interest: −$19,017
• − Property taxes: −$5,092
• − Insurance: −$1,697
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$924
• − Depreciation: −$9,876
• Taxable income: $3,713
• Est. tax owed @ 24.0%: −$891
• After-tax cash flow: $7,951/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs or maintenance needed. The highest-ROI updates would be painting the exterior siding and landscaping the front yard to enhance curb appeal and increase its resale value.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal
• Resale Landscaping front yard — Improves curb appeal
• Both Replace light fixtures — Enhances curb appeal and interior ambiance

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Enhances curb appeal ↑
• Resale Landscaping front yard — Improves curb appeal ↑
• Both Replace light fixtures — Enhances curb appeal and interior ambiance ↑

ⓘ 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