2137 Bull Swamp Rd · North, SC 29112

$165,000

4 bd · 2.0 ba · 1,442 sqft · SingleFamily · 16 Days on market

Built 1984 Poor condition 4.90 ac lot

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Why this score? — see what drove the D+ 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 +12.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +3.6/10.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Country Living very close to Calhoun County, St Matthews, and Orangeburg! Look at this lovely updated 4 bedroom 2 bath home! It sits off of the road on almost 5 acres with beautiful trees, trails, and a large rear deck. The entire home has newer plank flooring, newer paint, updated kitchen, updated bathrooms, a large mudroom/laundry room, and a very cool rustic fireplace. Lots of love to be had in this perfect private home. It shows amazing and will not last long! Call today for a showing!

Key facts

• Nearly 5 acres
• 4.9 acre lot
• Built 1984

Tags

• NEARLY 5 ACRES
• AMPLE SPACE FOR GARDENING

Property features AI

Finance

• Other: Property sits on approximately 4.9 acres

Exterior

• Utilities: Well water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Paved road access

Interior

• Kitchen: Wood-natural cabinets; Convection range
• Bedrooms: Master bedroom with private bath and ceiling fan (main level); Bedroom 2 with vinyl flooring (main level); Bedroom 3 with shared bath and vinyl flooring (main level); Bedroom 4 with shared bath and vinyl flooring (main level)
• Flooring: Vinyl flooring throughout main living areas and bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump on first level; Central cooling
• Interior features: One fireplace; Convection range
• Laundry & utility: Main-level utility/laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-39 ($-467/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (15.5% below list).
• Recommended offer: $139k (15.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#280 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, amenities F, commute F.
• Market conditions: 33 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $139,418 (15.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.6%
• Equity multiple: 2.89×
• Total profit: $87,408
• Equity at exit: $148,645

10-year hold

• IRR: 21.0%
• Equity multiple: 6.61×
• Total profit: $259,392
• Equity at exit: $320,559

Cash invested: $46,200 (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 29112

• Home prices YoY: 11.7%
• Active inventory: 33
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-39

Break-even live

Break-even rent $1,443

Max offer price $159,375

Occupancy floor 98%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $165,000 Active 16 DOM
2. 2026-06-18
   days on market $165,000 Active 15 DOM
3. 2026-06-17
   days on market $165,000 Active 14 DOM
4. 2026-06-16
   days on market $165,000 Active 13 DOM
5. 2026-06-15
   days on market $165,000 Active 12 DOM
6. 2026-06-14
   days on market $165,000 Active 10 DOM
7. 2026-06-12
   days on market $165,000 Active 9 DOM
8. 2026-06-09
   days on market $165,000 Active 6 DOM
9. 2026-06-08
   days on market $165,000 Active 5 DOM
10. 2026-06-07
    days on market $165,000 Active 4 DOM
11. 2026-06-07
    days on market $165,000 Active 3 DOM
12. 2026-06-04
    remarks 658-char remark
13. 2026-06-04
    listed $165,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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: $16,730
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$4,800
• Taxable loss: −$3,289
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $323/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 · 4 photos

Poor 20/100 Extensive rehab

This property presents a significant opportunity for extensive renovation, with major repairs needed to the exterior siding, roof, and landscaping. Improvements in these areas will significantly boost its resale and rental value.

Repairs flagged

• Major exterior siding — The siding is visibly weathered and stained, indicating significant damage and the need for replacement.
• Major roof — The roof appears aged and may need replacement, as indicated by the overall poor condition of the exterior.
• Major landscaping — The landscaping is overgrown and debris is scattered around the foundation, indicating a need for significant maintenance and improvement.

Value-add opportunities

• Resale exterior siding replacement — Replacing the weathered siding will significantly improve the home's curb appeal and overall appearance, making it more attractive to potential buyers.
• Both landscaping and debris removal — A well-maintained exterior and clear of debris will enhance both the resale and rental value by presenting the property in a more appealing and professional manner.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding is visibly weathered and stained, indicating significant damage and the need for replacement.	Major	$15,000–50,000
roof · The roof appears aged and may need replacement, as indicated by the overall poor condition of the exterior.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and debris is scattered around the foundation, indicating a need for significant maintenance and improvement.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale exterior siding replacement — Replacing the weathered siding will significantly improve the home's curb appeal and overall appearance, making it more attractive to potential buyers. ↑
• Both landscaping and debris removal — A well-maintained exterior and clear of debris will enhance both the resale and rental value by presenting the property in a more appealing and professional manner. ↑

ⓘ 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 — North

• Score: 57/100
• State rank: #280
• US rank: #21976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,718

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 White (50%)
• Race & ethnicity: White 50% Black 45% Two or more races 3% Hispanic / Latino 1% Native American 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2% Arabic 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: ▲ 24.57%
• Current HPI: 234.04
• 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

+2.5% since first listed

2 events — show timeline

• 2026-06-03 Listed $165,000 Consolidated MLS
• 2020-04-20 Sold (MLS) $161,000 Charleston Trident MLS