212 Ridge St · Bishopville, SC 29010

$126,900

3 bd · 2.0 ba · 1,934 sqft · SingleFamily public records · 23 Days on market

Built 1938 0.59 ac lot Est $190k · 33% under

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Appreciation +4.9/10.0
• 1% rule +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Welcome to this charming 3 bedroom, 2 bath home located in the heart of downtown Bishopville. Perfectly situated just minutes from local schools, shopping, and dining, this property ??ffers both convenience and comfort. Step inside to find a spacious living area filled with natural light, creating a warm and inviting atmosphere for family gatherings or entertaining guests. The kitchen provides ample cabinet and counter space, making meal preparation a breeze. The primary suite features a private bath for added relaxation, while two additional bedrooms ??ffer flexibility for family, guests, or a home office. Outside, enjoy a generous yard with plenty of room for outdoor activities, gardening

Key facts

• Generous yard
• Private bath
• 0.59 acre lot

Tags

• GENEROUS YARD
• PRIVATE BATH
• CENTRALLY LOCATED PROPERTY
• ACCESSIBLE NEIGHBORHOODS

Property features AI

Exterior

• Parking: Attached carport; Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Shed on property; Brick exterior on all sides above foundation; Paved road access; Approximately 0.59 acre lot

Interior

• Kitchen: Formica countertops; Painted cabinets; Bar area; Tile floor; Dishwasher; Refrigerator; Stove exhaust vented to exterior; Gas range
• Bedrooms: Master bedroom on main level with private bath, ceiling fan, and private closet; Second bedroom on main level with private bath and private closet; Third bedroom on main level with shared bath, ceiling fan, and private closet
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceiling fans in living room and bedrooms; Carpet in living room, formal dining, master bedroom, bedroom 2; Hardwood floors in bedroom 3; Gas fireplace with natural gas logs; One fireplace
• Laundry & utility: Laundry closet on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/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 $115k (9.5% below list).
• Recommended offer: $115k (9.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#307 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Lee 01 (rural): math 10% / reading 23% proficiency, ranked #78 of 80 in SC (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $649 of equity ($877 loan paydown + $-228 appreciation (-0.2% local appreciation)).
• Lee County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($125k) 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 $79k; list at $127k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $114,808 (9.5% below list)

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.90% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $189,532
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Roundup Dr	0.25mi	4/2.0 (+1)	2,000 (+3%)	13mo	$188,000	$94	67
312 Elk St	0.42mi	4/2.5 (+1)	2,000 (+3%)	7mo	$127,000	$64	62
301 Harris St	0.47mi	3/2.0	1,971 (+2%)	17mo	$215,500	$109	61
113 Saint Charles Rd	0.57mi	2/2.0 (-1)	1,883 (-3%)	5mo	$200,000	$106	60
304 W Church St	0.37mi	3/3.0	1,974 (+2%)	24mo	$127,000	$64	56
411 N Main St	0.72mi	2/1.5 (-1)	1,729 (-11%)	10mo	$170,000	$98	33

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

Projected returns pro-forma

-0.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.16×
• Total profit: $5,651
• Equity at exit: $35,712

10-year hold

• IRR: 8.9%
• Equity multiple: 1.95×
• Total profit: $33,623
• Equity at exit: $42,031

Cash invested: $35,532 (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 29010

• Home prices YoY: -0.1%
• Active inventory: 28
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$665
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $165

Break-even live

Break-even rent $939

Max offer price $126,900

Occupancy floor 81%

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: $31,725
• Closing costs: $3,807
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $126,900 Active 23 DOM
2. 2026-06-18
   days on market $126,900 Active 22 DOM
3. 2026-06-17
   days on market $126,900 Active 21 DOM
4. 2026-06-16
   days on market $126,900 Active 20 DOM
5. 2026-06-15
   days on market $126,900 Active 19 DOM
6. 2026-06-14
   days on market $126,900 Active 17 DOM
7. 2026-06-13
   days on market $126,900 Active 16 DOM
8. 2026-06-10
   days on market $126,900 Active 14 DOM
9. 2026-06-09
   days on market $126,900 Active 13 DOM
10. 2026-06-08
    days on market $126,900 Active 12 DOM
11. 2026-06-07
    days on market $126,900 Active 11 DOM
12. 2026-06-05
    days on market $126,900 Active 8 DOM
13. 2026-06-02
    days on market $126,900 Active 6 DOM
14. 2026-06-01
    days on market $126,900 Active 5 DOM
15. 2026-05-31
    days on market $126,900 Active 4 DOM
16. 2026-05-30
    days on market $126,900 Active 3 DOM
17. 2026-05-27
    listed $126,900 Active
18. 2026-03-18
    price $134,900
19. 2026-03-11
    price $144,900
20. 2026-02-23
    listed $149,000 Active
21. 2026-01-16
    status Active
22. 2026-01-03
    listed $150,000 Active
23. 2002-07-19
    soldstatus $79,000

ⓘ 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: $286 · $24/mo
• Projected year-2 tax: $723 · $60/mo
• Expected delta: +$437/yr (+$36/mo · 153.0%)

ⓘ 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 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,777
• − Mortgage interest: −$7,108
• − Property taxes: −$286
• − Insurance: −$634
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$3,692
• Taxable loss: −$148
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $2,013/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: Lee 01
• NCES district ID: 4502670
• Math proficiency: 10% ▼ -8.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $28,700
• Composite: 12.93/100
• National rank: #9583
• State rank: #78 of 80 in SC

Livability — Bishopville

• Score: 55/100
• State rank: #307
• US rank: #23408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bishopville, SC
• Population (ZIP): 11,564

Population outlook (Lee County) Hauer SSP2

• Today (2025): 15,822 people
• By 2030: 14,703 · -7.1%
• By 2040: 12,434 · -21.4%
• By 2050: 10,603 · -33.0%
• By 2075: 8,103 · -48.8%
• By 2100: 6,932 · -56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (61%)
• Race & ethnicity: Black 61% White 35% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Lee

• 2024 margin: D (+17.7) · D 55.8% · R 38.1% · Other 6.1%
• 2008→2024 swing: -13.9pp toward R · 2008: 31.5pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+27.5 2016: D+29.4 2012: D+35.3 2008: D+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.18%
• Current HPI: 120.6432
• 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

+60.6% since first listed

7 events — show timeline

• 2026-05-27 Listed $126,900 Consolidated MLS
• 2026-03-18 Price Changed $134,900 Consolidated MLS
• 2026-03-11 Price Changed $144,900 Consolidated MLS
• 2026-02-23 Listed $149,000 Consolidated MLS
• 2026-01-16 Relisted — Consolidated MLS
• 2026-01-03 Listed $150,000 Consolidated MLS
• 2002-07-19 Sold (Public Records) $79,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $286 · +0.8% YoY. Source: county tax records.