411 E Wine St · Mullins, SC 29574

$69,900

2 bd · 1.0 ba · 1,104 sqft · Other public records · 123 Days on market

Built 1975 8,712 sqft lot ↓ 6% 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 +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this incredible opportunity in Mullins, South Carolina — a charming small town known for its welcoming community, rich agricultural roots, and relaxed Southern lifestyle. If you’ve been looking for space, privacy, and potential, this property delivers. Situated on a spacious lot with plenty of room to grow, garden, expand, or simply enjoy the outdoors, this home offers endless possibilities. Whether you're dreaming of adding a workshop, creating your own backyard oasis, or investing in a property with room to customize, there’s plenty of opportunity here to make it your own. The setting provides a sense of privacy and peace, yet you’re still conveniently l

Key facts

• Sense of privacy
• Backyard oasis
• Spacious lot

Tags

• SPACIOUS LOT
• BACKYARD OASIS
• SENSE OF PRIVACY
• EASY DRIVES TO NEARBY TOWNS
• SHORT RIDE TO BEACHES

Property features AI

Finance

• Other: Property is offered for sale; Pets allowed (owner only indicated as allowed)
• HOA & community: Monthly association fee; Association allows owner and tenant golf carts and motorcycles; Pet restrictions apply; Long-term and short-term rentals allowed

Exterior

• Parking: Driveway; Boat parking; RV access/parking; Space for about 6 vehicles
• Utilities: Electricity available; Public water; Sewer available
• Home design: Single-story; Residential zoning
• Construction: Block construction; Slab foundation
• Exterior features: Outside city limits

Interior

• Bedrooms: At least one bedroom on the main/first level
• Bathrooms: 1 full bathroom with bathtub and separate shower
• Heating & cooling: Electric heating
• Interior features: Bathtub; Separate shower; Vanity; Main level primary bedroom; Bedroom on main level; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 4.5% in Mullins — 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 52/100 on livability (#358 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Marion 10 (town): math 9% / reading 23% proficiency, ranked #79 of 80 in SC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 76 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected at -26% 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1975 — 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: 1.57% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.02%
• DSCR: 2.07
• GRM: 5.3

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: 17.3%
• Equity multiple: 1.70×
• Total profit: $13,638
• Equity at exit: $10,422

10-year hold

• IRR: 25.8%
• Equity multiple: 3.25×
• Total profit: $44,057
• Equity at exit: $6,044

Cash invested: $19,572 (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 29574

• Active inventory: 80
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $392

Break-even live

Break-even rent $604

Max offer price $69,900

Occupancy floor 59%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Jones St Mullins, SC	3.0	1.0	1200	$1,100	$0.92	23d	1	0.93mi

Listing history 19 events

1. 2026-06-18
   days on market $69,900 Active 123 DOM
2. 2026-06-17
   days on market $69,900 Active 122 DOM
3. 2026-06-16
   days on market $69,900 Active 121 DOM
4. 2026-06-15
   price $69,900 Active 120 DOM
5. 2026-06-15
   days on market $79,900 Active 120 DOM
6. 2026-06-14
   days on market $79,900 Active 118 DOM
7. 2026-06-13
   days on market $79,900 Active 117 DOM
8. 2026-06-10
   days on market $79,900 Active 115 DOM
9. 2026-06-09
   days on market $79,900 Active 114 DOM
10. 2026-06-08
    days on market $79,900 Active 113 DOM
11. 2026-06-07
    days on market $79,900 Active 112 DOM
12. 2026-06-05
    days on market $79,900 Active 109 DOM
13. 2026-06-03
    days on market $79,900 Active 108 DOM
14. 2026-06-02
    days on market $79,900 Active 107 DOM
15. 2026-06-01
    days on market $79,900 Active 106 DOM
16. 2026-05-31
    days on market $79,900 Active 105 DOM
17. 2026-05-30
    days on market $79,900 Active 104 DOM
18. 2026-03-07
    price $79,900
19. 2026-02-15
    listed $84,900 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: $979 · $82/mo
• Projected year-2 tax: $979 · $82/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 ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,200
• − Mortgage interest: −$3,915
• − Property taxes: −$979
• − Insurance: −$350
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,033
• Taxable income: $3,811
• Est. tax owed @ 24.0%: −$915
• After-tax cash flow: $3,786/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: Marion 10
• NCES district ID: 4503908
• Math proficiency: 9% ▼ -9.00%
• Reading proficiency: 23% ▲ 1.00%
• Median HH income: $31,200
• Composite: 12.75/100
• National rank: #9600
• State rank: #79 of 80 in SC

Livability — Mullins

• Score: 52/100
• State rank: #358
• US rank: #25086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mullins, SC
• Population (ZIP): 9,383

Population outlook (Marion County) Hauer SSP2

• Today (2025): 29,121 people
• By 2030: 27,539 · -5.4%
• By 2040: 24,391 · -16.2%
• By 2050: 21,566 · -25.9%
• By 2075: 15,537 · -46.6%
• By 2100: 10,680 · -63.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (57%)
• Race & ethnicity: Black 57% White 40% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: D (+10.5) · D 54.6% · R 44.1% · Other 1.2%
• 2008→2024 swing: -15.2pp toward R · 2008: 25.7pp · 2024: 10.5pp
• All cycles: 2024: D+10.5 2020: D+21.5 2016: D+21.7 2012: D+29.8 2008: D+25.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.44%
• Current HPI: 111.3883
• 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

-5.9% since first listed

2 events — show timeline

• 2026-03-07 Price Changed $79,900 CCAR
• 2026-02-15 Listed $84,900 CCAR

Property tax history

-0.3%/yr

Latest (2025): $979 · +1.3% YoY. Source: county tax records.