102 Bowie St · Abbeville, SC 29620

$65,000

2 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 1 Days on market

Built 1940 1,102 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

START HERE. .Affordable 2 bedroom home with a great swing front porch. A perfect starter home or maybe a nice rental. The location is perfect a small easy to maintain yard. The neighborhood is safe and convient to churches, restaurants and downtown shopping in Abbeville.

Key facts

• Walk to shops
• Beadboard ceilings
• Walk to restaurants

Tags

• NEW ROOF
• NEW WINDOWS
• BEADBOARD CEILINGS
• WALK TO RESTAURANTS
• WALK TO SHOPS
• WALK TO SEASONAL ATTRACTIONS

Property features AI

Exterior

• Utilities: Sewer connected
• Home design: Single-family detached residential property
• Construction: Aluminum siding and frame construction
• Exterior features: Metal roof; Level lot

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central Air; Electric heat
• Interior features: Hardwood flooring; Central air conditioning; Electric heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 13.2% vs local median 4.9% in Abbeville — 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 66/100 on livability (#111 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Abbeville 60 (rural): math 50% / reading 49% proficiency, ranked #15 of 80 in SC (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Long Cane Primary (335 students, 100% FRL); Wright Middle (math 37% / reading 39%, grade F, #86 of 229 statewide, top 39%, 346 students, 100% FRL); Abbeville High (math 77% / reading 77%, grade A-, #28 of 196 statewide, top 16%, 473 students, 74% FRL) — zoned schools average 91% FRL vs 57% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Abbeville County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $24k; list at $65k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1940 — 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. 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.
4. 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.
5. 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: 1.66% ✓
• Cap rate: 13.21%
• Cash-on-cash: 24.69%
• DSCR: 2.10
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $167,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Harrisburg St	0.54mi	2/2.0	1,112 (+1%)	2mo	$168,900	$152	68
206 Henry M Turner St	0.38mi	2/1.0	986 (-10%)	7mo	$121,000	$123	58
605 Cherokee St	0.57mi	2/1.0	1,189 (+8%)	7mo	$103,000	$87	55
100 Langley St	0.52mi	2/1.5	1,060 (-4%)	16mo	$169,900	$160	54
216 Vienna St	0.18mi	2/1.0	955 (-13%)	19mo	$189,100	$198	54
102 Langely St	0.53mi	2/1.5	1,194 (+8%)	11mo	$178,000	$149	50
101 Mcgowan Ave	0.57mi	2/1.0	1,040 (-6%)	18mo	$96,000	$92	49
408 Cherokee	0.38mi	3/1.5 (+1)	1,207 (+10%)	12mo	$121,550	$101	49
108 Cambridge Drive Dr	0.43mi	2/1.0	1,000 (-9%)	21mo	$154,000	$154	47
707 Brooks	0.62mi	2/1.0	985 (-11%)	11mo	$154,000	$156	44
404 Marshall Ave	0.73mi	3/2.0 (+1)	1,260 (+14%)	5mo	$240,000	$190	29
104 Wingfield St	0.61mi	3/2.0 (+1)	1,263 (+15%)	14mo	$175,000	$139	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.9%
• Equity multiple: 4.26×
• Total profit: $59,288
• Equity at exit: $58,557

10-year hold

• IRR: 37.1%
• Equity multiple: 9.57×
• Total profit: $155,898
• Equity at exit: $126,281

Cash invested: $18,200 (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 29620

• Home prices YoY: 15.0%
• Active inventory: 109
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$108 /mo · $1,291/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $375

Break-even live

Break-even rent $602

Max offer price $65,000

Occupancy floor 60%

Sensitivity live

Price	-10% $411	-5% $393	+0% $375	+5% $356	+10% $338
Rent	-10% $290	-5% $332	+0% $375	+5% $417	+10% $460
Rate	-1.0pp $407	-0.5pp $391	base $375	+0.5pp $358	+1.0pp $341

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 N Main St Abbeville, SC	1.0	1.0	800	$900	$1.12	4d	1	0.45mi
605 Cherokee St Abbeville, SC	2.0	1.0	1100	$1,245	$1.13	13d	1	0.59mi

Listing history 5 events

1. 2026-05-20
   status Pending
2. 2026-05-18
   listed $65,000 Active
3. 2016-11-29
   soldstatus $24,500 271-char remark

   Show marketing remark (271 chars)

   START HERE. .Affordable 2 bedroom home with a great swing front porch. A perfect starter home or maybe a nice rental. The location is perfect a small easy to maintain yard. The neighborhood is safe and convient to churches, restaurants and downtown shopping in Abbeville.

4. 2016-11-29
   soldstatus $24,500

   Show marketing remark (271 chars)

   START HERE. .Affordable 2 bedroom home with a great swing front porch. A perfect starter home or maybe a nice rental. The location is perfect a small easy to maintain yard. The neighborhood is safe and convient to churches, restaurants and downtown shopping in Abbeville.

5. 2016-05-13
   listed $29,900 271-char remark

   Show marketing remark (271 chars)

   START HERE. .Affordable 2 bedroom home with a great swing front porch. A perfect starter home or maybe a nice rental. The location is perfect a small easy to maintain yard. The neighborhood is safe and convient to churches, restaurants and downtown shopping in Abbeville.

ⓘ 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: $1,291 · $108/mo
• Projected year-2 tax: $1,291 · $108/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,912
• − Mortgage interest: −$3,641
• − Property taxes: −$1,291
• − Insurance: −$325
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$1,891
• Taxable income: $3,699
• Est. tax owed @ 24.0%: −$888
• After-tax cash flow: $3,607/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: Abbeville 60
• NCES district ID: 4500690
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $34,522
• Composite: 40.9/100
• National rank: #3618
• State rank: #15 of 80 in SC

Livability — Abbeville

• Score: 66/100
• State rank: #111
• US rank: #11534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, SC
• Population (ZIP): 12,116

Population outlook (Abbeville County) Hauer SSP2

• Today (2025): 24,141 people
• By 2030: 23,446 · -2.9%
• By 2040: 21,768 · -9.8%
• By 2050: 20,098 · -16.7%
• By 2075: 16,518 · -31.6%
• By 2100: 13,125 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Abbeville

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -15.2pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+33.1 2016: R+28.3 2012: R+13.4 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.52%
• Current HPI: 379.552
• 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

+117.4% since first listed

5 events — show timeline

• 2026-05-20 Pending — GAOR
• 2026-05-18 Listed $65,000 GAOR
• 2016-11-29 Sold (Public Records) $24,500 Public Records
• 2016-11-29 Sold (MLS) $24,500 GAOR
• 2016-05-13 Listed $29,900 GAOR

Property tax history

+4.3%/yr

Latest (2025): $1,291 · +5.9% YoY. Source: county tax records.