600 Perch Ln · Santee, SC 29142

$219,000

3 bd · 2.0 ba · 1,183 sqft · SingleFamily · 15 Days on market

Built 2026 Excellent condition 5,662 sqft lot Est $243k · 10% under $43/mo HOA · 2% of rent

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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 +16.1/30.0
• ARV discount +11.9/15.0
• Appreciation +6.7/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• 1% rule +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks

Lowcountry Living in CenterpointWelcome to 600 Perch Lane in the Center Pointe community of Santee, South Carolina, where modern new construction meets relaxed Lowcountry living. Surrounded by natural beauty, this community offers convenient access to golf, outdoor recreation, and Lake Marion, making it an ideal location for those who enjoy an active yet peaceful lifestyle. Center Pointe is just minutes from Santee National Golf Club, Lake Marion Golf Course, and Santee Cooper Country Club, along with boating, fishing, and hiking opportunities nearby. This well-designed Sullivan floor plan offers a smart, functional layout with three bedrooms, two full bathrooms, and an attached garage, all

Key facts

• 5,662 sq ft lot
• Garage
• Built 2026

Property features AI

Finance

• HOA & community: Annual association fee; Community trash service; Association fee collected annually

Exterior

• Parking: 1-car garage; Total parking for 1 vehicle
• Utilities: Dominion Energy service
• Home design: Single-family detached home; One level; New construction
• Construction: Architectural fiberglass roof; Fee simple ownership
• Exterior features: Pond on the property; Level lot; Lot size under 0.5 acre

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms; Primary bedroom with walk-in closet
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Smooth ceilings; Eat-in kitchen; Living/dining combo; Pantry
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (3.6% below list).
• Recommended offer: $211k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.4% in Santee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Zoned schools: Elloree Elementary (math 10%, 387 students, 100% FRL).
• Market conditions: 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.5% 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 (3.5% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,184 (3.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $242,515
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Striped Bass Ct	0.04mi	3/2.0	1,183 (0%)	4mo	$249,900	$211	94
625 Perch Ln	0.04mi	3/2.0	1,183 (0%)	10mo	$242,850	$205	90
900 Bream Cir	0.05mi	3/2.0	1,183 (0%)	12mo	$249,850	$211	88
744 Striped Bass Ct	0.11mi	3/2.0	1,183 (0%)	12mo	$239,850	$203	84
753 Striped Bass Ct	0.18mi	3/2.0	1,183 (0%)	11mo	$247,850	$210	82
5 Peter Collinson	0.35mi	2/2.0 (-1)	1,150 (-3%)	7mo	$160,000	$139	68
5 Peter Collinson Rd	0.35mi	2/2.0 (-1)	1,150 (-3%)	7mo	$160,000	$139	68
904 Bream Cir	0.06mi	3/2.5	1,360 (+15%)	8mo	$281,000	$207	64
748 Striped Bass Ct	0.12mi	3/2.5	1,360 (+15%)	5mo	$265,900	$196	63
669 Perch Ln	0.11mi	3/2.5	1,360 (+15%)	14mo	$270,900	$199	57
761 Striped Bass Ct	0.11mi	3/2.5	1,360 (+15%)	15mo	$272,900	$201	55
1041 Huran Ln	0.49mi	2/2.0 (-1)	1,050 (-11%)	9mo	$318,000	$303	46

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

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.64×
• Total profit: $39,104
• Equity at exit: $104,363

10-year hold

• IRR: 12.8%
• Equity multiple: 3.00×
• Total profit: $122,608
• Equity at exit: $165,573

Cash invested: $61,320 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,112 medium
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$43
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $112

Break-even live

Break-even rent $1,970

Max offer price $219,000

Occupancy floor 90%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	23d	1	0.16mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	23d	1	1.03mi
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	23d	1	1.15mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 12 events

1. 2026-06-19
   days on market $219,000 Active 15 DOM
2. 2026-06-18
   days on market $219,000 Active 14 DOM
3. 2026-06-17
   days on market $219,000 Active 13 DOM
4. 2026-06-16
   days on market $219,000 Active 12 DOM
5. 2026-06-15
   days on market $219,000 Active 11 DOM
6. 2026-06-14
   days on market $219,000 Active 9 DOM
7. 2026-06-12
   days on market $219,000 Active 8 DOM
8. 2026-06-09
   days on market $219,000 Active 5 DOM
9. 2026-06-08
   days on market $219,000 Active 4 DOM
10. 2026-06-07
    days on market $219,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $219,000 Active 2 DOM

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

Taxation est. · year 1

• Rental income: $25,342
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − HOA: −$516
• − Depreciation: −$6,371
• Taxable loss: −$2,247
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $1,882/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 · 13 photos

Excellent 95/100 None rehab

This modern single-family home in Center Pointe, Santee, SC, is in excellent condition with no visible repairs needed. It offers a smart, functional layout and is surrounded by natural beauty, making it an ideal location for those who enjoy an active yet peaceful lifestyle.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Adding a smart home system — Improves convenience and can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding a smart home system — Improves convenience and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑

ⓘ 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 — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, SC
• Population (ZIP): 4,658

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 Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 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: ▲ 3.47%
• Current HPI: 193.5623
• 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

1 event — show timeline

• 2026-06-04 Listed $219,000 Charleston Trident MLS