793 Robin St · Allendale, SC 29810

$70,000

3 bd · 1.0 ba · 1,133 sqft · SingleFamily public records · 385 Days on market

Built 1985 0.27 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 +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Attention Investors! Don't miss this value-packed opportunity in the heart of Allendale, SC. This property is being sold strictly AS IS, offering a blank canvas for your next fix-and-flip, rental, or redevelopment project.

Key facts

• 0.27 acre lot
• Built 1985
• Listed 385 days

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family detached residence
• Exterior features: Asphalt roof; Located in the Kennedy Park subdivision

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 1 bathroom
• Heating & cooling: Window unit air conditioning
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#337 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing C-, schools F, crime F.
• Allendale 01 (rural): math 14% / reading 25% proficiency, ranked #75 of 80 in SC (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 91% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 8 units permitted in Allendale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (3.2% local appreciation)).
• Allendale County population projected at -35% 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 385 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $53k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 385 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.51% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.01%
• DSCR: 2.07
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 2.74×
• Total profit: $34,154
• Equity at exit: $32,279

10-year hold

• IRR: 30.7%
• Equity multiple: 5.37×
• Total profit: $85,649
• Equity at exit: $50,379

Cash invested: $19,600 (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 29810

• Home prices YoY: 2.3%
• Active inventory: 18
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $392

Break-even live

Break-even rent $557

Max offer price $70,000

Occupancy floor 58%

Sensitivity live

Price	-10% $432	-5% $412	+0% $392	+5% $372	+10% $353
Rent	-10% $309	-5% $351	+0% $392	+5% $434	+10% $475
Rate	-1.0pp $427	-0.5pp $410	base $392	+0.5pp $374	+1.0pp $356

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $70,000 Active 385 DOM
2. 2026-06-17
   days on market $70,000 Active 384 DOM
3. 2026-06-16
   days on market $70,000 Active 383 DOM
4. 2026-06-15
   days on market $70,000 Active 382 DOM
5. 2026-06-13
   days on market $70,000 Active 380 DOM
6. 2026-06-12
   days on market $70,000 Active 379 DOM
7. 2026-06-09
   days on market $70,000 Active 376 DOM
8. 2026-06-08
   days on market $70,000 Active 375 DOM
9. 2026-06-08
   days on market $70,000 Active 374 DOM
10. 2026-06-07
    days on market $70,000 Active 373 DOM
11. 2026-06-04
    days on market $70,000 Active 370 DOM
12. 2026-06-02
    days on market $70,000 Active 369 DOM
13. 2026-06-01
    days on market $70,000 Active 368 DOM
14. 2026-05-31
    days on market $70,000 Active 367 DOM
15. 2025-05-29
    listed $70,000 Active 222-char remark

    Show marketing remark (222 chars)

    Attention Investors! Don't miss this value-packed opportunity in the heart of Allendale, SC. This property is being sold strictly AS IS, offering a blank canvas for your next fix-and-flip, rental, or redevelopment project.

16. 2025-05-29
    listed $70,000 Active

    Show marketing remark (222 chars)

    Attention Investors! Don't miss this value-packed opportunity in the heart of Allendale, SC. This property is being sold strictly AS IS, offering a blank canvas for your next fix-and-flip, rental, or redevelopment project.

17. 2025-05-29
    soldstatus $53,000

    Show marketing remark (222 chars)

    Attention Investors! Don't miss this value-packed opportunity in the heart of Allendale, SC. This property is being sold strictly AS IS, offering a blank canvas for your next fix-and-flip, rental, or redevelopment project.

18. 2025-05-21
    soldstatus $69,900 42-char remark

    Show marketing remark (42 chars)

    Fixer upper in Allendale. 3 bed and 1 bath

19. 2025-05-21
    soldstatus $69,900

    Show marketing remark (42 chars)

    Fixer upper in Allendale. 3 bed and 1 bath

20. 2025-05-20
    listed $69,900 42-char remark

    Show marketing remark (42 chars)

    Fixer upper in Allendale. 3 bed and 1 bath

21. 2025-05-20
    listed $69,900

    Show marketing remark (42 chars)

    Fixer upper in Allendale. 3 bed and 1 bath

22. 2008-05-09
    soldstatus $16,500

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $527 · $44/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 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: $12,644
• − Mortgage interest: −$3,921
• − Property taxes: −$527
• − Insurance: −$350
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,036
• Taxable income: $3,786
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $3,797/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: Allendale 01
• NCES district ID: 4500750
• Math proficiency: 14% ▼ -10.00%
• Reading proficiency: 25% ▲ 4.00%
• Median HH income: $24,563
• Composite: 15.03/100
• National rank: #9355
• State rank: #75 of 80 in SC

Livability — Allendale

• Score: 53/100
• State rank: #337
• US rank: #24470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allendale, SC
• Population (ZIP): 3,571

Population outlook (Allendale County) Hauer SSP2

• Today (2025): 8,154 people
• By 2030: 7,487 · -8.2%
• By 2040: 6,216 · -23.8%
• By 2050: 5,277 · -35.3%
• By 2075: 3,993 · -51.0%
• By 2100: 3,427 · -58.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% Hispanic / Latino 17% White 14% Two or more races 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Greek 6% English 4% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Allendale

• 2024 margin: Solid D (+44.7) · D 71.6% · R 26.9% · Other 1.5%
• 2008→2024 swing: -7.0pp toward R · 2008: 51.7pp · 2024: 44.7pp
• All cycles: 2024: D+44.7 2020: D+52.4 2016: D+54.1 2012: D+57.3 2008: D+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 142.2881
• 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

+221.2% since first listed

8 events — show timeline

• 2025-05-29 Sold (Public Records) $53,000 Public Records
• 2025-05-29 Listed $70,000 Charleston Trident MLS
• 2025-05-29 Listed $70,000 LRMLS
• 2025-05-21 Sold (MLS) $69,900 Charleston Trident MLS
• 2025-05-21 Sold (MLS) $69,900 LRMLS
• 2025-05-20 Listed $69,900 Charleston Trident MLS
• 2025-05-20 Listed $69,900 LRMLS
• 2008-05-09 Sold (Public Records) $16,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $527 · +10.2% YoY. Source: county tax records.