223 Ridge St · Bishopville, SC 29010

$150,000

3 bd · 2.0 ba · 2,135 sqft · SingleFamily public records · 105 Days on market

Built 1963 0.84 ac lot Est $207k · 28% under

---

Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Appreciation +4.9/10.0
• DSCR +3.8/10.0
• 1% rule +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Come see this wonderful 1 story home, located in Bishopville SC. 3 Bedroom 2 bath with large back yard, a lot of parking spaces for all your recreational vehicles and extra automobiles. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Parking spaces
• Large back yard
• 0.84 acre lot

Tags

• LARGE BACK YARD
• PARKING SPACES

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Block exterior finish; Crawlspace foundation
• Exterior features: Screened back porch; Partial fencing; Public water

Interior

• Kitchen: Kitchen on the main level with vinyl flooring
• Bedrooms: Main-level master bedroom with ceiling fan and hardwood floors; Main-level second bedroom with ceiling fan and hardwood floors; Main-level third bedroom with ceiling fan and hardwood floors; Fourth bedroom located on the main level
• Flooring: Hardwood floors in living areas and bedrooms; Vinyl flooring in the kitchen
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central cooling
• Interior features: Masonry fireplace; Dishwasher; Electric water heater
• Laundry & utility: Washer and 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 $150k.

Deal economics

• At list price, monthly cash flow is $-15 ($-176/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (21.7% below list).
• Recommended offer: $117k (21.7% 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 $767 of equity ($1k loan paydown + $-270 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.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $150k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $117,453 (21.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $207,095
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Roundup Dr	0.23mi	4/2.0 (+1)	2,000 (-6%)	13mo	$188,000	$94	63
312 Elk St	0.46mi	4/2.5 (+1)	2,000 (-6%)	7mo	$127,000	$64	55
301 Harris St	0.51mi	3/2.0	1,971 (-8%)	17mo	$215,500	$109	50
113 Saint Charles Rd	0.56mi	2/2.0 (-1)	1,883 (-12%)	5mo	$200,000	$106	45
304 W Church St	0.41mi	3/3.0	1,974 (-8%)	24mo	$127,000	$64	44
609 W Church St	0.46mi	4/3.5 (+1)	2,427 (+14%)	12mo	$235,000	$97	34

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: 0.84×
• Total profit: $-6,624
• Equity at exit: $42,212

10-year hold

• IRR: 2.5%
• Equity multiple: 1.27×
• Total profit: $11,132
• Equity at exit: $49,682

Cash invested: $42,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$93 /mo · $1,121/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-15

Break-even live

Break-even rent $1,193

Max offer price $147,411

Occupancy floor 96%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-13
   status $150,000 Pending 105 DOM
2. 2026-06-10
   days on market $150,000 Active 105 DOM
3. 2026-06-09
   days on market $150,000 Active 104 DOM
4. 2026-06-08
   days on market $150,000 Active 103 DOM
5. 2026-06-07
   pricedays on market $150,000 Active 102 DOM
6. 2026-06-05
   days on market $170,000 Active 99 DOM
7. 2026-06-02
   days on market $170,000 Active 97 DOM
8. 2026-06-01
   days on market $170,000 Active 96 DOM
9. 2026-05-31
   days on market $170,000 Active 95 DOM
10. 2026-05-30
    days on market $170,000 Active 94 DOM
11. 2026-04-27
    price $170,000
12. 2026-04-27
    status Active
13. 2026-04-13
    status Pending
14. 2026-02-11
    listed $190,000 Active
15. 1998-09-02
    soldstatus $92,200

ⓘ 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: $1,121 · $93/mo
• Projected year-2 tax: $1,121 · $93/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 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: $14,094
• − Mortgage interest: −$8,402
• − Property taxes: −$1,121
• − Insurance: −$750
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$4,364
• Taxable loss: −$2,798
• Est. tax savings @ 24.0%: +$671
• After-tax cash flow: $496/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

+84.4% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $170,000 Consolidated MLS
• 2026-04-27 Relisted — Consolidated MLS
• 2026-04-13 Pending — Consolidated MLS
• 2026-02-11 Listed $190,000 Consolidated MLS
• 1998-09-02 Sold (Public Records) $92,200 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,121 · -60.4% YoY. Source: county tax records.