8857 Sc-215 · Jenkinsville, SC 29065

$63,900

3 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 205 Days on market

Built 1967 1.25 ac lot ↓ 25% since listing

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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 +4.6/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the potential in this 3-bedroom, 1-bath diamond in the rough located just steps from beautiful Lake Monticello! Sitting on a generous 1.25-acre lot, this property offers plenty of space and privacy, with the lake right across the road for those who love the outdoors. The home needs significant repairs and updates, making it an ideal project for investors or handy buyers looking to bring it back to life. Important Notice: Please use caution when touring the property. Some areas of the flooring are damaged, and the backyard may contain fencing or debris. Enter and explore at your own risk. The property is being sold strictly in as-is condition and has been priced accordingly to refle

Key facts

• Backyard fencing
• 1.25-acre lot
• 1.25 acre lot

Tags

• 1.25-ACRE LOT
• BACKYARD FENCING

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Sewer: Other (see remarks)
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Paved road access; Water: Other (see remarks)

Interior

• Kitchen: Kitchen located on the main level
• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Total heated area approximately 1,360 (heated square footage)
• Interior features: One fireplace; Family room on the main level
• Laundry & utility: Washer/Dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#312 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Fairfield 01 (rural): math 26% / reading 38% proficiency, ranked #53 of 80 in SC (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mccrorey-Liston School of Technology (math 5% / reading 24%, grade F, #549 of 597 statewide, top 92%, 135 students, 100% FRL); Fairfield Central High (math 37% / reading 77%, grade C, #120 of 196 statewide, top 64%, 662 students, 100% FRL) — zoned schools average 100% FRL vs 80% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 91 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $442 of loan paydown is wiped out by about $499 of value loss. Plan a longer hold.
• Fairfield County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.8% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 47% 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 $56,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 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 1967 — 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: 1.86% ✓
• Cap rate: 15.81%
• Cash-on-cash: 34.00%
• DSCR: 2.51
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 2.57×
• Total profit: $28,124
• Equity at exit: $16,098

10-year hold

• IRR: 37.7%
• Equity multiple: 5.02×
• Total profit: $71,981
• Equity at exit: $17,484

Cash invested: $17,892 (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 29065

• Home prices YoY: -0.9%
• Active inventory: 20
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,188 medium
• Mortgage (P&I): −$335
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $507

Break-even live

Break-even rent $546

Max offer price $63,900

Occupancy floor 52%

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: $15,975
• Closing costs: $1,917
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-03
   statusdays on market $63,900 Pending 205 DOM
2. 2026-06-01
   days on market $63,900 Active 204 DOM
3. 2026-05-31
   days on market $63,900 Active 203 DOM
4. 2026-04-15
   price $63,900
5. 2026-01-23
   status Active
6. 2026-01-18
   status Pending
7. 2025-11-04
   listed $85,000 Active

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $837 · $70/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% 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: $14,256
• − Mortgage interest: −$3,579
• − Property taxes: −$837
• − Insurance: −$320
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$1,859
• Taxable income: $5,380
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $4,793/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: Fairfield 01
• NCES district ID: 4502100
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 38% ▲ 4.00%
• Median HH income: $34,836
• Composite: 26.37/100
• National rank: #7232
• State rank: #53 of 80 in SC

Livability — Jenkinsville

• Score: 55/100
• State rank: #312
• US rank: #23560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 574

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 21,017 people
• By 2030: 19,778 · -5.9%
• By 2040: 16,973 · -19.2%
• By 2050: 14,251 · -32.2%
• By 2075: 9,195 · -56.2%
• By 2100: 5,722 · -72.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% White 9% Two or more races 3% Asian 2%
• Common ancestry: Italian 4% Lithuanian 1% Portuguese 1%
• Foreign-born: 2%

Political lean MEDSL · Fairfield

• 2024 margin: D (+13.2) · D 56.0% · R 42.7% · Other 1.3%
• 2008→2024 swing: -18.4pp toward R · 2008: 31.7pp · 2024: 13.2pp
• All cycles: 2024: D+13.2 2020: D+22.7 2016: D+25.9 2012: D+31.6 2008: D+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.78%
• Current HPI: 86.7441
• 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

-24.8% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $63,900 Consolidated MLS
• 2026-01-23 Relisted — Consolidated MLS
• 2026-01-18 Pending — Consolidated MLS
• 2025-11-04 Listed $85,000 Consolidated MLS

Property tax history

+12.5%/yr

Latest (2025): $837 · +18.7% YoY. Source: county tax records.