417 Henry Mcgill St · Marion, SC 29571

$59,000

2 bd · 1.0 ba · 800 sqft · SingleFamily · 143 Days on market

Built 1900 3,049 sqft lot Est $47k · 25% over

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Why this score? — see what drove the C- 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is your opportunity to add to your rental property inventory. This property can be purchased along with the other MLS numbers listed below. All properties have great rental history. All properties are occupied with tenants. Please call listing agent for monthly rent amounts and showing instructions. Seller request proof of funds and signed contract contingent on viewing the property before a showing can be scheduled. Property being sold “As Is” 2312687, 2312688, 2312689, 2312690, 2312691, 2312692, 2312693, 2312694, 2312695, 2312696, 2312697, 2312698, 2312699, 2312700, 2312702, 2312703, 2312704, 2312706, 2312707 and 2312708

Key facts

• Tile floors
• Lvp floors
• Tile shower

Tags

• BRICK RANCH
• TILE FLOORS
• LVP FLOORS
• TILE SHOWER

Property features AI

Finance

• Financial info: For sale
• HOA & community: Monthly association fee; Long-term rentals allowed

Exterior

• Parking: 1 parking space
• Utilities: Electricity available; Sewer available; Public water available
• Home design: Single-story home; Resale property
• Construction: Construction details not provided
• Exterior features: Estimated 0.07-acre lot; Residential zoning

Interior

• Kitchen: Dishwasher
• Bedrooms: One bedroom with a separate shower
• Bathrooms: 1 full bathroom
• Interior features: Unfurnished; Separate shower; Vanity
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($700 rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.3% in Marion — 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 55/100 on livability (#306 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Marion 10 (town): math 9% / reading 23% proficiency, ranked #79 of 80 in SC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 122 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 76 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $59k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $47,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 James Ct	0.22mi	3/1.0 (+1)	846 (+6%)	1mo	$50,000	$59	74
817 Simmons St	0.38mi	2/1.0	805 (+1%)	9mo	$19,900	$25	74

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-298
• Equity at exit: $8,797

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $11,697
• Equity at exit: $5,101

Cash invested: $16,520 (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 29571

• Active inventory: 122
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $145

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 74%

Sensitivity live

Price	-10% $186	-5% $166	+0% $145	+5% $125	+10% $104
Rent	-10% $90	-5% $118	+0% $145	+5% $173	+10% $201
Rate	-1.0pp $175	-0.5pp $160	base $145	+0.5pp $130	+1.0pp $114

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Georgetown St Marion, SC	2.0	1.0	880	$700	$0.80	24d	1	0.09mi

Listing history 11 events

1. 2026-06-05
   days on market $59,000 Active 143 DOM
2. 2026-06-03
   days on market $59,000 Active 142 DOM
3. 2026-06-02
   days on market $59,000 Active 141 DOM
4. 2026-06-01
   days on market $59,000 Active 140 DOM
5. 2026-05-31
   days on market $59,000 Active 139 DOM
6. 2026-05-30
   days on market $59,000 Active 138 DOM
7. 2026-02-10
   price $59,000
8. 2026-01-12
   listed $69,000 Active
9. 2023-09-08
   soldstatus $30,000 Closed 648-char remark

   Show marketing remark (648 chars)

   Here is your opportunity to add to your rental property inventory. This property can be purchased along with the other MLS numbers listed below. All properties have great rental history. All properties are occupied with tenants. Please call listing agent for monthly rent amounts and showing instructions. Seller request proof of funds and signed contract contingent on viewing the property before a showing can be scheduled. Property being sold “As Is” 2312687, 2312688, 2312689, 2312690, 2312691, 2312692, 2312693, 2312694, 2312695, 2312696, 2312697, 2312698, 2312699, 2312700, 2312702, 2312703, 2312704, 2312706, 2312707 and 2312708

10. 2023-07-09
    historical Active Under Contract 648-char remark

    Show marketing remark (648 chars)

    Here is your opportunity to add to your rental property inventory. This property can be purchased along with the other MLS numbers listed below. All properties have great rental history. All properties are occupied with tenants. Please call listing agent for monthly rent amounts and showing instructions. Seller request proof of funds and signed contract contingent on viewing the property before a showing can be scheduled. Property being sold “As Is” 2312687, 2312688, 2312689, 2312690, 2312691, 2312692, 2312693, 2312694, 2312695, 2312696, 2312697, 2312698, 2312699, 2312700, 2312702, 2312703, 2312704, 2312706, 2312707 and 2312708

11. 2023-06-26
    listed $29,000 Active 648-char remark

    Show marketing remark (648 chars)

    Here is your opportunity to add to your rental property inventory. This property can be purchased along with the other MLS numbers listed below. All properties have great rental history. All properties are occupied with tenants. Please call listing agent for monthly rent amounts and showing instructions. Seller request proof of funds and signed contract contingent on viewing the property before a showing can be scheduled. Property being sold “As Is” 2312687, 2312688, 2312689, 2312690, 2312691, 2312692, 2312693, 2312694, 2312695, 2312696, 2312697, 2312698, 2312699, 2312700, 2312702, 2312703, 2312704, 2312706, 2312707 and 2312708

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,400
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$1,716
• Taxable income: $855
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $1,538/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: Marion 10
• NCES district ID: 4503908
• Math proficiency: 9% ▼ -9.00%
• Reading proficiency: 23% ▲ 1.00%
• Median HH income: $31,200
• Composite: 12.75/100
• National rank: #9600
• State rank: #79 of 80 in SC

Livability — Marion

• Score: 55/100
• State rank: #306
• US rank: #23400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, SC
• Population (ZIP): 13,788

Population outlook (Marion County) Hauer SSP2

• Today (2025): 29,121 people
• By 2030: 27,539 · -5.4%
• By 2040: 24,391 · -16.2%
• By 2050: 21,566 · -25.9%
• By 2075: 15,537 · -46.6%
• By 2100: 10,680 · -63.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (57%)
• Race & ethnicity: Black 57% White 40% Hispanic / Latino 2%
• Common ancestry: Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Marion

• 2024 margin: D (+10.5) · D 54.6% · R 44.1% · Other 1.2%
• 2008→2024 swing: -15.2pp toward R · 2008: 25.7pp · 2024: 10.5pp
• All cycles: 2024: D+10.5 2020: D+21.5 2016: D+21.7 2012: D+29.8 2008: D+25.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.98%
• Current HPI: 125.5834
• 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

+103.4% since first listed

5 events — show timeline

• 2026-02-10 Price Changed $59,000 CCAR
• 2026-01-12 Listed $69,000 CCAR
• 2023-09-08 Sold (MLS) $30,000 CCAR
• 2023-07-09 Contingent — CCAR
• 2023-06-26 Listed $29,000 CCAR