87 Lot 33 - Custom Jacquelyn Dr · Georgetown, SC 29440

$259,990

4 bd · 3.0 ba · 1,551 sqft · SingleFamily · 36 Days on market

Built 2026 Good condition 0.27 ac lot Est $270k · at est.

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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
• ARV discount +9.1/15.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the freedom of owning a low maintenance home that checks all of the boxes. This custom plan has 4 bedrooms, 3 bathrooms all on one level, a light and bright kitchen, dining area, and great room that incorporates an open design. Other features and benefits of this home include but are not limited to; designer kitchen featuring stainless Steel appliances, profiled Aristokraft™ Shaker style Cabinets with hardware, Granite countertop package with polished stainless steel sink and pullout faucet, durable waterproof laminate with carpet in the bedrooms, interior trim package includes window casings and stool for durability and appeal, relaxing baths with cultured marble countertops wi

Key facts

• Designer kitchen
• Waterproof laminate
• 0.27 acre lot

Tags

• DESIGNER KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOP PACKAGE
• WATERPROOF LAMINATE
• CULTURED MARBLE COUNTERTOPS
• MAINTENANCE FREE EXTERIOR

Property features AI

Finance

• Other: Zoning: RE
• HOA & community: Monthly association fee

Exterior

• Parking: Driveway; 4 parking spaces (total)
• Security: Smoke detectors
• Utilities: Electricity available; Public water; Sewer available
• Home design: Single-story home; Under construction; Custom builder model by Beverly Homes
• Construction: Vinyl siding; Wood frame construction; Slab foundation; Has home warranty
• Exterior features: Front porch; Patio; Rectangular lot

Interior

• Kitchen: Kitchen island; Pantry; Stainless steel appliances; Solid surface counters; Microwave; Range; Dishwasher; Disposal
• Bedrooms: Bedroom on main level; One bedroom listed on first level
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Dual sinks; Linen closet; Main-level primary bedroom; Separate shower; Walk-in closets; Insulated doors
• Laundry & utility: Washer hookup; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.7% in Georgetown — 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 65/100 on livability (#141 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, schools F, crime F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 409 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.19% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $269,874
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Lot 7 - Key Largo Cooper Ln	0.38mi	4/2.0	1,531 (-1%)	8mo	$312,400	$204	70
24 Lot 2 - Cayman Bennington Ct	0.39mi	3/2.0 (-1)	1,454 (-6%)	0mo	$281,906	$194	62
480 Lincolnshire Dr	0.24mi	3/1.5 (-1)	1,352 (-13%)	0mo	$193,000	$143	56
162 Lot 15 - Oak Ii Savannah St	0.35mi	4/3.0	1,777 (+15%)	6mo	$322,500	$181	54
645 Lot B - Tybee Mcdonald Rd	0.31mi	3/2.5 (-1)	1,668 (+8%)	15mo	$289,990	$174	53
101 Stono Ln	0.55mi	4/2.0	1,450 (-6%)	12mo	$131,000	$90	49
635 Lot A - Ocrakoke Mcdonald Rd	0.32mi	3/2.0 (-1)	1,376 (-11%)	16mo	$287,990	$209	44
223 Greentown Rd	0.42mi	3/2.0 (-1)	1,755 (+13%)	14mo	$238,000	$136	38
289 Whites Creek Rd	0.61mi	3/1.5 (-1)	1,352 (-13%)	9mo	$145,000	$107	32
104 Kirkwood Ln	0.74mi	3/2.0 (-1)	1,450 (-6%)	22mo	$145,000	$100	27

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-1,140
• Equity at exit: $38,765

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $51,916
• Equity at exit: $22,479

Cash invested: $72,797 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 409
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,088 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $643

Break-even live

Break-even rent $2,274

Max offer price $259,990

Occupancy floor 74%

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: $64,998
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $259,990 Active 36 DOM
2. 2026-06-17
   days on market $259,990 Active 35 DOM
3. 2026-06-16
   days on market $259,990 Active 34 DOM
4. 2026-06-15
   days on market $259,990 Active 33 DOM
5. 2026-06-14
   days on market $259,990 Active 31 DOM
6. 2026-06-10
   days on market $259,990 Active 28 DOM
7. 2026-06-09
   days on market $259,990 Active 27 DOM
8. 2026-06-08
   days on market $259,990 Active 26 DOM
9. 2026-06-07
   days on market $259,990 Active 25 DOM
10. 2026-06-03
    days on market $259,990 Active 21 DOM
11. 2026-06-02
    days on market $259,990 Active 20 DOM
12. 2026-06-01
    days on market $259,990 Active 19 DOM
13. 2026-05-31
    days on market $259,990 Active 18 DOM
14. 2026-05-30
    days on market $259,990 Active 17 DOM
15. 2026-05-13
    listed $259,990 Active

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,057
• − Mortgage interest: −$14,563
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,965
• − Management: −$2,965
• − Depreciation: −$7,563
• Taxable income: $3,801
• Est. tax owed @ 24.0%: −$912
• After-tax cash flow: $6,802/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 · 11 photos

Good 75/100 Cosmetic rehab

This low-maintenance home in Georgetown, SC, offers a good condition with fresh paint and well-maintained landscaping. It's ready for a fresh coat of paint and carpet to further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet in bedrooms — Improves comfort and value
• Both Install smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Improves comfort and value ↑
• Both Install smart home features — Enhances convenience and marketability ↑

ⓘ 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)

• District: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Georgetown

• Score: 65/100
• State rank: #141
• US rank: #13446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• 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

• 2026-05-13 Listed $259,990 CCAR