1014 Dogwood Ave · Elgin, SC 29045-9225

$219,500

2 bd · 1.5 ba · 1,197 sqft · SingleFamily public records · 19 Days on market

Built 1975 0.54 ac lot

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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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• DSCR +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

Welcome Home—this charming all-brick home full of potential! This 2-bedroom, 1.5-bath property offers a solid foundation with timeless construction and a spacious layout. Enjoy the convenience of a 2-car garage and unwind in the screened porch overlooking a generous 0.54-acre lot—perfect for outdoor entertaining, gardening, or future expansion. With plenty of room to grow, this property is ideal for buyers looking to customize and make it their own. Don’t miss this opportunity to own a well-built home with space, privacy, and endless possibilities in a desirable Elgin location! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in li

Key facts

• Outdoor entertaining
• Solid foundation
• 0.54 acre lot

Tags

• ALL BRICK HOME
• SCREENED PORCH
• 0.54 ACRE LOT
• SPACIOUS LAYOUT
• SOLID FOUNDATION
• OUTDOOR ENTERTAINING

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation on all sides; Chain link fencing; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen; Vinyl flooring in kitchen
• Bedrooms: Primary bedroom on the main level with private bath and separate shower; Second bedroom on the main level
• Flooring: Laminate flooring in living area; Vinyl flooring in kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central cooling; Gas pac heating
• Interior features: Wood-burning fireplace; Free-standing range
• Laundry & utility: Laundry area in the kitchen on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-33 ($-394/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (27.3% below list).
• Recommended offer: $160k (27.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.2% in Elgin — 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 55/100 on livability (#302 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Kershaw 01 (rural): math 38% / reading 51% proficiency, ranked #25 of 80 in SC (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blaney Elementary (math 48% / reading 47%, grade D, #199 of 597 statewide, top 35%, 760 students, 100% FRL); Leslie M. Stover Middle (math 26% / reading 46%, grade F, #101 of 229 statewide, top 44%, 697 students, 72% FRL); Lugoff-Elgin High (math 65% / reading 89%, grade A-, #28 of 196 statewide, top 16%, 1,744 students, 62% FRL) — zoned schools average 78% FRL vs 49% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 2 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $89k; list at $220k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,500 (27.3% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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?
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: 0.73% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 11.5

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: 6.9%
• Equity multiple: 1.39×
• Total profit: $24,240
• Equity at exit: $98,697

10-year hold

• IRR: 9.6%
• Equity multiple: 2.45×
• Total profit: $89,096
• Equity at exit: $152,103

Cash invested: $61,460 (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 29045-9225

• Active inventory: 2
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$1,151
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-33

Break-even live

Break-even rent $1,637

Max offer price $213,707

Occupancy floor 97%

Sensitivity live

Price	-10% $91	-5% $29	+0% $-33	+5% $-95	+10% $-157
Rent	-10% $-159	-5% $-96	+0% $-33	+5% $30	+10% $93
Rate	-1.0pp $78	-0.5pp $23	base $-33	+0.5pp $-90	+1.0pp $-148

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2428 Watson St Elgin, SC	3.0	2.0	1000	$1,595	$1.59	16d	1	0.81mi
2428 Watson St Unit A Elgin, SC	3.0	2.0	1000	$1,595	$1.59	5d	1	0.81mi

Listing history 5 events

1. 2026-05-22
   status Pending
2. 2026-05-07
   historical Active - Contingent
3. 2026-05-03
   listed $219,500 Active
4. 2005-10-27
   soldstatus $89,000
5. 1995-11-01
   soldstatus $69,900

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$648/yr (+$54/mo · 107.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,140
• − Mortgage interest: −$12,295
• − Property taxes: −$604
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$6,385
• Taxable loss: −$4,304
• Est. tax savings @ 24.0%: +$1,033
• After-tax cash flow: $640/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: Kershaw 01
• NCES district ID: 4502550
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $44,585
• Composite: 37.66/100
• National rank: #4371
• State rank: #25 of 80 in SC

Livability — Elgin

• Score: 55/100
• State rank: #302
• US rank: #23258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elgin, SC

Population outlook (Kershaw County) Hauer SSP2

• Today (2025): 67,683 people
• By 2030: 69,374 · +2.5%
• By 2040: 71,936 · +6.3%
• By 2050: 73,292 · +8.3%
• By 2075: 75,762 · +11.9%
• By 2100: 72,620 · +7.3%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+214.0% since first listed

5 events — show timeline

• 2026-05-22 Pending — Consolidated MLS
• 2026-05-07 Contingent — Consolidated MLS
• 2026-05-03 Listed $219,500 Consolidated MLS
• 2005-10-27 Sold (Public Records) $89,000 Public Records
• 1995-11-01 Sold (Public Records) $69,900 Public Records

Property tax history

+5.7%/yr

Latest (2025): $604 · +9.8% YoY. Source: county tax records.