184 West Depot St · Society Hill, SC 29593

$51,000

3 bd · 1.0 ba · 1,369 sqft · Other public records · 98 Days on market

Built 1936 0.77 ac 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
• Appreciation +6.6/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor/Renovator Special!! Single family home located in beautiful Society Hill! Home has so much potential. Large rooms and high ceilings. Home is AS IS.

Key facts

• 0.77 acre lot
• Built 1936
• Listed 97 days

Property features AI

Finance

• Other: Subdivision: COUNTY

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Above-grade finished area: 1,369; Lot size approximately 0.77 acre
• Exterior features: Storm door(s); Metal roof

Interior

• Flooring: Wood; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating
• Interior features: Wood and hardwood flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $51k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $51k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#234 in SC) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment D-.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rosenwald Elementary/Middle (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 130 students, 100% FRL); Darlington High (math 49% / reading 73%, grade C+, #105 of 196 statewide, top 54%, 1,054 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 195 units permitted in Darlington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($353 loan paydown + $2k appreciation (3.2% local appreciation)).
• Darlington County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.
• Current owner paid $20k; list at $51k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $46,410 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.37% ✓
• Cap rate: 20.32%
• Cash-on-cash: 50.11%
• DSCR: 3.23
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.5%
• Equity multiple: 4.12×
• Total profit: $44,609
• Equity at exit: $23,426

10-year hold

• IRR: 54.9%
• Equity multiple: 8.36×
• Total profit: $105,042
• Equity at exit: $36,490

Cash invested: $14,280 (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 29593

• Home prices YoY: 2.9%
• Active inventory: 5
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$267
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $596

Break-even live

Break-even rent $452

Max offer price $51,000

Occupancy floor 46%

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: $12,750
• Closing costs: $1,530
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $51,000 Active 98 DOM
2. 2026-06-18
   days on market $51,000 Active 97 DOM
3. 2026-06-17
   days on market $51,000 Active 96 DOM
4. 2026-06-16
   days on market $51,000 Active 95 DOM
5. 2026-06-15
   days on market $51,000 Active 94 DOM
6. 2026-06-14
   days on market $51,000 Active 92 DOM
7. 2026-06-13
   days on market $51,000 Active 91 DOM
8. 2026-06-10
   days on market $51,000 Active 89 DOM
9. 2026-06-09
   days on market $51,000 Active 88 DOM
10. 2026-06-08
    days on market $51,000 Active 87 DOM
11. 2026-06-07
    days on market $51,000 Active 86 DOM
12. 2026-06-05
    days on market $51,000 Active 83 DOM
13. 2026-06-03
    days on market $51,000 Active 82 DOM
14. 2026-06-02
    days on market $51,000 Active 81 DOM
15. 2026-06-01
    days on market $51,000 Active 80 DOM
16. 2026-05-31
    days on market $51,000 Active 79 DOM
17. 2026-05-30
    days on market $51,000 Active 78 DOM
18. 2026-03-13
    listed $51,000 Active
19. 2024-04-18
    soldstatus Closed 156-char remark

    Show marketing remark (156 chars)

    Investor/Renovator Special!! Single family home located in beautiful Society Hill! Home has so much potential. Large rooms and high ceilings. Home is AS IS.

20. 2024-04-02
    historical Active Under Contract 156-char remark

    Show marketing remark (156 chars)

    Investor/Renovator Special!! Single family home located in beautiful Society Hill! Home has so much potential. Large rooms and high ceilings. Home is AS IS.

21. 2024-03-27
    status Active 156-char remark

    Show marketing remark (156 chars)

    Investor/Renovator Special!! Single family home located in beautiful Society Hill! Home has so much potential. Large rooms and high ceilings. Home is AS IS.

22. 2024-03-25
    historical Active Under Contract 156-char remark

    Show marketing remark (156 chars)

    Investor/Renovator Special!! Single family home located in beautiful Society Hill! Home has so much potential. Large rooms and high ceilings. Home is AS IS.

23. 2024-03-25
    status Active 156-char remark

    Show marketing remark (156 chars)

    Investor/Renovator Special!! Single family home located in beautiful Society Hill! Home has so much potential. Large rooms and high ceilings. Home is AS IS.

24. 2024-03-25
    price $50,000 156-char remark

    Show marketing remark (156 chars)

    Investor/Renovator Special!! Single family home located in beautiful Society Hill! Home has so much potential. Large rooms and high ceilings. Home is AS IS.

25. 2024-02-24
    historical Active Under Contract 156-char remark

    Show marketing remark (156 chars)

    Investor/Renovator Special!! Single family home located in beautiful Society Hill! Home has so much potential. Large rooms and high ceilings. Home is AS IS.

26. 2023-09-19
    listed $59,000 Active 156-char remark

    Show marketing remark (156 chars)

    Investor/Renovator Special!! Single family home located in beautiful Society Hill! Home has so much potential. Large rooms and high ceilings. Home is AS IS.

27. 2022-11-08
    soldstatus $20,000
28. 2022-11-07
    soldstatus 236-char remark

    Show marketing remark (236 chars)

    Handy Man Special! Single story home located in Society Hill, SC on 0.76 +/- acres. Large rooms, and tall ceilings. Sold AS-IS. Square footage is an estimate and if important please measure. All other information to be verified by buyer

29. 2022-06-28
    listed $39,900 236-char remark

    Show marketing remark (236 chars)

    Handy Man Special! Single story home located in Society Hill, SC on 0.76 +/- acres. Large rooms, and tall ceilings. Sold AS-IS. Square footage is an estimate and if important please measure. All other information to be verified by buyer

ⓘ 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: $820 · $68/mo
• Projected year-2 tax: $820 · $68/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $14,482
• − Mortgage interest: −$2,857
• − Property taxes: −$820
• − Insurance: −$255
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$1,484
• Taxable income: $6,749
• Est. tax owed @ 24.0%: −$1,620
• After-tax cash flow: $5,536/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: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 of 80 in SC

Livability — Society Hill

• Score: 59/100
• State rank: #234
• US rank: #19705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Society Hill, SC
• Population (ZIP): 1,756

Population outlook (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Black 42% Two or more races 3%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%

Political lean MEDSL · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.17%
• Current HPI: 112.2486
• 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

+27.8% since first listed

12 events — show timeline

• 2026-03-13 Listed $51,000 RAGPD
• 2024-04-18 Sold (MLS) — RAGPD
• 2024-04-02 Contingent — RAGPD
• 2024-03-27 Relisted — RAGPD
• 2024-03-25 Contingent — RAGPD
• 2024-03-25 Relisted — RAGPD
• 2024-03-25 Price Changed $50,000 RAGPD
• 2024-02-24 Contingent — RAGPD
• 2023-09-19 Listed $59,000 RAGPD
• 2022-11-08 Sold (Public Records) $20,000 Public Records
• 2022-11-07 Sold (MLS) — RAGPD
• 2022-06-28 Listed $39,900 RAGPD

Property tax history

+28.3%/yr

Latest (2025): $820 · +21.2% YoY. Source: county tax records.