806 S Eight St · Hartsville, SC 29501

$175,000

3 bd · 1.0 ba · 1,470 sqft · Other public records · 281 Days on market

Built 1966 0.46 ac lot

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Why this score? — see what drove the F 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 +8.3/30.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully remodeled home is ready for a new owner. New windows, fresh paint, 2 year old HVAC, Fresh paint, Roof only a few years old and fenced front yard area. Large front window for great sunlight, double sided fireplace, workout room with fireplace too. All new appliances and a totally remodeled half bath and full bath has been upgraded too. Hardwood floors and laminate and some tile floors. This house is move in ready! Call today to see!!!

Key facts

• Attached carport
• Flexible bonus room
• Pella windows

Tags

• BUTCHER BLOCK COUNTERTOPS
• FAIRLY NEW APPLIANCES
• FLEXIBLE BONUS ROOM
• PELLA WINDOWS
• CEDAR WOOD CLOSET DOORS
• ATTACHED CARPORT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick veneer exterior; Built area above grade: 1,470
• Exterior features: Fenced yard; Shingle roof

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Flooring: Wood / Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Two fireplaces, both in the living room; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (33.4% below list).
• Recommended offer: $117k (33.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.7% in Hartsville — 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 60/100 on livability (#224 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• 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: Hartsville Middle (math 23% / reading 31%, grade F, #153 of 229 statewide, top 68%, 921 students, 100% FRL); Hartsville High (math 42% / reading 80%, grade C+, #105 of 196 statewide, top 54%, 1,133 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 32% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Darlington 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 328 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); 195 units permitted in Darlington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Darlington County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $134k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate 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 $116,516 (33.4% 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. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.7% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.25×
• Total profit: $-36,611
• Equity at exit: $26,093

10-year hold

• IRR: -11.8%
• Equity multiple: 0.25×
• Total profit: $-36,678
• Equity at exit: $15,131

Cash invested: $49,000 (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 29501

• Rents YoY: 4.7%
• Active inventory: 328
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-160

Break-even live

Break-even rent $1,368

Max offer price $146,656

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Howard St Hartsville, SC	3.0	1.0	1039	$900	$0.87	23d	1	0.41mi
236 Swift Creek Rd Hartsville, SC	1.0–2.0	1.0–1.5	764	$1,025	$1.34	23d	2	0.84mi
780 Tailwind Ln Hartsville, SC	1.0–3.0	1.0–3.0	918	$1,016	$1.11	5d	5	1.37mi

Listing history 29 events

1. 2026-06-19
   days on market $175,000 Active 281 DOM
2. 2026-06-18
   days on market $175,000 Active 280 DOM
3. 2026-06-17
   days on market $175,000 Active 279 DOM
4. 2026-06-16
   days on market $175,000 Active 278 DOM
5. 2026-06-15
   days on market $175,000 Active 277 DOM
6. 2026-06-14
   days on market $175,000 Active 275 DOM
7. 2026-06-13
   days on market $175,000 Active 274 DOM
8. 2026-06-10
   days on market $175,000 Active 272 DOM
9. 2026-06-09
   days on market $175,000 Active 271 DOM
10. 2026-06-08
    days on market $175,000 Active 270 DOM
11. 2026-06-07
    days on market $175,000 Active 269 DOM
12. 2026-06-05
    days on market $175,000 Active 266 DOM
13. 2026-06-03
    days on market $175,000 Active 265 DOM
14. 2026-06-02
    days on market $175,000 Active 264 DOM
15. 2026-06-01
    days on market $175,000 Active 263 DOM
16. 2026-05-31
    days on market $175,000 Active 262 DOM
17. 2026-05-30
    days on market $175,000 Active 261 DOM
18. 2026-05-10
    price $175,000
19. 2026-04-07
    price $188,000
20. 2026-03-02
    price $193,000
21. 2025-09-15
    price $195,000
22. 2025-09-11
    listed $205,000 Active
23. 2021-08-19
    soldstatus $133,500
24. 2021-08-10
    soldstatus $133,500
25. 2021-08-06
    soldstatus 455-char remark

    Show marketing remark (455 chars)

    This beautifully remodeled home is ready for a new owner. New windows, fresh paint, 2 year old HVAC, Fresh paint, Roof only a few years old and fenced front yard area. Large front window for great sunlight, double sided fireplace, workout room with fireplace too. All new appliances and a totally remodeled half bath and full bath has been upgraded too. Hardwood floors and laminate and some tile floors. This house is move in ready! Call today to see!!!

26. 2021-06-25
    listed $137,500 455-char remark

    Show marketing remark (455 chars)

    This beautifully remodeled home is ready for a new owner. New windows, fresh paint, 2 year old HVAC, Fresh paint, Roof only a few years old and fenced front yard area. Large front window for great sunlight, double sided fireplace, workout room with fireplace too. All new appliances and a totally remodeled half bath and full bath has been upgraded too. Hardwood floors and laminate and some tile floors. This house is move in ready! Call today to see!!!

27. 2019-07-23
    soldstatus $54,500
28. 2019-07-22
    soldstatus 267-char remark

    Show marketing remark (267 chars)

    Great potential with endless possibilities for any investor or handyman. Hardwood floors in living and bedrooms. Double sided fireplace being the focal point of the living and family room with a second fireplace in the den area. Easy access to stores and Byerly Park.

29. 2019-02-20
    listed $59,000 267-char remark

    Show marketing remark (267 chars)

    Great potential with endless possibilities for any investor or handyman. Hardwood floors in living and bedrooms. Double sided fireplace being the focal point of the living and family room with a second fireplace in the den area. Easy access to stores and Byerly Park.

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,084 · $90/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 5/10 Major
• 🌡 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: $13,982
• − Mortgage interest: −$9,803
• − Property taxes: −$1,084
• − Insurance: −$875
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$5,091
• Taxable loss: −$5,107
• Est. tax savings @ 24.0%: +$1,226
• After-tax cash flow: $-700/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 — Hartsville

• Score: 60/100
• State rank: #224
• US rank: #18685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartsville, SC
• County: Florence County · 93,345 people
• City population: 30,198
• Metro: Florence, SC
• Population (ZIP): 48,673
• Household income: $71,671
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1792.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Black 35% Asian 3% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -181.85%
• Current HPI: 171.4154
• Rent YoY: ▲ 4.70%
• Metro: Florence, SC
• 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

+196.6% since first listed

12 events — show timeline

• 2026-05-10 Price Changed $175,000 RAGPD
• 2026-04-07 Price Changed $188,000 RAGPD
• 2026-03-02 Price Changed $193,000 RAGPD
• 2025-09-15 Price Changed $195,000 RAGPD
• 2025-09-11 Listed $205,000 RAGPD
• 2021-08-19 Sold (Public Records) $133,500 Public Records
• 2021-08-10 Sold (Public Records) $133,500 Public Records
• 2021-08-06 Sold (MLS) — RAGPD
• 2021-06-25 Listed $137,500 RAGPD
• 2019-07-23 Sold (Public Records) $54,500 Public Records
• 2019-07-22 Sold (MLS) — RAGPD
• 2019-02-20 Listed $59,000 RAGPD

Property tax history

+1.3%/yr

Latest (2025): $1,084 · +1.4% YoY. Source: county tax records.