429 Lincoln Ave · Hartsville, SC 29550

$39,900

3 bd · 2.0 ba · 961 sqft · Other public records · 28 Days on market

Built 1986 0.50 ac lot ↓ 40% 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
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors special located in the heart of Hartsville. This home offers a large lot and ample storage space, all while located close to everything in the city of Hartsville. The property is sold As-Is, Where-Is. Seller has no knowledge; buyer should perform their due diligence and make their own assessments.

Key facts

• Ample storage space
• Heart of hartsville
• Close to everything

Tags

• LARGE LOT
• AMPLE STORAGE SPACE
• HEART OF HARTSVILLE
• CLOSE TO EVERYTHING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.6% vs local median 3.7% in Hartsville — 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 60/100 on livability (#224 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hartsville Middle (math 23% / reading 31%, grade F, #153 of 229 statewide, top 68%, 921 students, 100% FRL); Hartsville High (math 42% / reading 80%, grade C+, #105 of 196 statewide, top 54%, 1,133 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 32% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Darlington 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 156 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 195 units permitted in Darlington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Darlington County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $39,301 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.39% ✓
• Cap rate: 21.58%
• Cash-on-cash: 54.61%
• DSCR: 3.43
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 52.8%
• Equity multiple: 3.32×
• Total profit: $25,911
• Equity at exit: $5,949

10-year hold

• IRR: 58.0%
• Equity multiple: 6.75×
• Total profit: $64,239
• Equity at exit: $3,450

Cash invested: $11,172 (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 29550

• Home prices YoY: -22.3%
• Active inventory: 156
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$19 /mo · $223/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $508

Break-even live

Break-even rent $309

Max offer price $39,900

Occupancy floor 42%

Sensitivity live

Price	-10% $531	-5% $520	+0% $508	+5% $497	+10% $486
Rent	-10% $433	-5% $471	+0% $508	+5% $546	+10% $584
Rate	-1.0pp $529	-0.5pp $519	base $508	+0.5pp $498	+1.0pp $488

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Howard St Hartsville, SC	3.0	1.0	1039	$900	$0.87	24d	1	0.48mi
236 Swift Creek Rd Hartsville, SC	1.0–2.0	1.0–1.5	764	$1,025	$1.34	24d	2	0.93mi
780 Tailwind Ln Hartsville, SC	1.0–3.0	1.0–3.0	918	$1,016	$1.11	5d	5	1.48mi

Listing history 11 events

1. 2025-12-06
   status Pending
2. 2025-12-04
   price $39,900
3. 2025-11-07
   listed $69,900 Active
4. 2025-08-29
   historical
5. 2025-08-14
   historical Active Under Contract
6. 2025-08-05
   status Active
7. 2025-08-05
   price $10,600
8. 2025-05-15
   historical
9. 2025-05-12
   price $46,100
10. 2025-04-24
    price $56,500
11. 2025-04-09
    listed $66,800 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: $223 · $19/mo
• Projected year-2 tax: $227 · $19/mo
• Expected delta: +$4/yr ($0/mo · 1.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,436
• − Mortgage interest: −$2,235
• − Property taxes: −$223
• − Insurance: −$200
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$1,161
• Taxable income: $5,788
• Est. tax owed @ 24.0%: −$1,389
• After-tax cash flow: $4,712/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: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 of 80 in SC

Livability — Hartsville

• Score: 60/100
• State rank: #224
• US rank: #18685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartsville, SC
• City population: 30,198
• Population (ZIP): 30,198

Population outlook (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 31% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 3% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.03%
• Current HPI: 219.996
• 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

-40.3% since first listed

11 events — show timeline

• 2025-12-06 Pending — SBOR
• 2025-12-04 Price Changed $39,900 SBOR
• 2025-11-07 Listed $69,900 SBOR
• 2025-08-29 Listing Removed — CCAR
• 2025-08-14 Contingent — CCAR
• 2025-08-05 Relisted — CCAR
• 2025-08-05 Price Changed $10,600 CCAR
• 2025-05-15 Listing Removed — CCAR
• 2025-05-12 Price Changed $46,100 CCAR
• 2025-04-24 Price Changed $56,500 CCAR
• 2025-04-09 Listed $66,800 CCAR

Property tax history

-2.5%/yr

Latest (2025): $223 · +5.0% YoY. Source: county tax records.