1009 N Main St · Abbeville, SC 29620

$168,000

3 bd · 2.0 ba · 1,088 sqft · SingleFamily public records · 39 Days on market

Built 1950 1.25 ac lot Est $165k · at est.

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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 +11.2/30.0
• Appreciation +10.0/10.0
• ARV discount +6.8/15.0
• Schools +4.1/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

HOME BACK ON MARKET at no fault of home or seller. MOTIVATE SELLER. Located within walking distance of downtown historic Abbeville. Offering a large front porch or deck off back for entertaining and cookouts, large 1.25 acre double lot, and 3 storage buildings that will remain with home. This 3 bedroom 2 full bath home is move in ready. Call me today to view this home, won't last long with this location.

Key facts

• 1.25 acre lot
• Built 1950
• Listed 39 days

Property features AI

Exterior

• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Not in a subdivision; City lot
• Construction: Vinyl siding; Shingle composition roof; Basement foundation; Built over 50 years ago
• Exterior features: Front porch; Porch; Yard fenced; Fence

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Tankless water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Main-level primary bedroom; Has basement (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-66 ($-788/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (25.9% below list).
• Recommended offer: $124k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.9% in Abbeville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#111 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Abbeville 60 (rural): math 50% / reading 49% proficiency, ranked #15 of 80 in SC (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Abbeville County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $27k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $119k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,500 (25.9% 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 39 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $165,376
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Harrisburg St	0.20mi	2/2.0 (-1)	1,112 (+2%)	1mo	$168,900	$152	81
301 Miller St	0.40mi	3/1.5	1,051 (-3%)	1mo	$174,000	$166	73
605 Cherokee St	0.16mi	2/1.0 (-1)	1,189 (+9%)	7mo	$103,000	$87	62
302 Mcgowan Ave	0.36mi	3/2.0	1,232 (+13%)	1mo	$212,000	$172	60
408 Cherokee	0.31mi	3/1.5	1,207 (+11%)	12mo	$121,550	$101	55
101 Mcgowan Ave	0.38mi	2/1.0 (-1)	1,040 (-4%)	18mo	$96,000	$92	52
314 Mcgowan Ave	0.44mi	2/1.0 (-1)	1,064 (-2%)	23mo	$242,500	$228	48
112 Pinewood Cir	0.65mi	3/2.0	1,025 (-6%)	24mo	$164,900	$161	40
108 Ferry St	0.51mi	2/1.0 (-1)	1,182 (+9%)	24mo	$175,000	$148	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.86×
• Total profit: $87,267
• Equity at exit: $151,348

10-year hold

• IRR: 20.6%
• Equity multiple: 6.53×
• Total profit: $260,175
• Equity at exit: $326,387

Cash invested: $47,040 (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 29620

• Home prices YoY: 15.0%
• Active inventory: 109
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-66

Break-even live

Break-even rent $1,328

Max offer price $156,406

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-18	+0% $-66	+5% $-113	+10% $-161
Rent	-10% $-164	-5% $-115	+0% $-66	+5% $-16	+10% $33
Rate	-1.0pp $19	-0.5pp $-23	base $-66	+0.5pp $-109	+1.0pp $-153

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Cherokee St Abbeville, SC	2.0	1.0	1100	$1,245	$1.13	12d	1	0.17mi

Listing history 23 events

1. 2026-06-18
   days on market $168,000 Active 39 DOM
2. 2026-06-17
   days on market $168,000 Active 38 DOM
3. 2026-06-16
   days on market $168,000 Active 37 DOM
4. 2026-06-15
   days on market $168,000 Active 36 DOM
5. 2026-06-13
   days on market $168,000 Active 34 DOM
6. 2026-06-10
   days on market $168,000 Active 31 DOM
7. 2026-06-09
   days on market $168,000 Active 30 DOM
8. 2026-06-08
   pricedays on market $168,000 Active 29 DOM
9. 2026-06-07
   days on market $195,000 Active 28 DOM
10. 2026-06-03
    days on market $195,000 Active 24 DOM
11. 2026-06-03
    days on market $195,000 Active 23 DOM
12. 2026-06-01
    days on market $195,000 Active 22 DOM
13. 2026-05-31
    days on market $195,000 Active 21 DOM
14. 2026-05-23
    status Active 407-char remark

    Show marketing remark (407 chars)

    HOME BACK ON MARKET at no fault of home or seller. MOTIVATE SELLER. Located within walking distance of downtown historic Abbeville. Offering a large front porch or deck off back for entertaining and cookouts, large 1.25 acre double lot, and 3 storage buildings that will remain with home. This 3 bedroom 2 full bath home is move in ready. Call me today to view this home, won't last long with this location.

15. 2026-05-22
    status Active
16. 2026-05-18
    status Pending
17. 2026-05-15
    historical Active Under Contract 407-char remark

    Show marketing remark (407 chars)

    HOME BACK ON MARKET at no fault of home or seller. MOTIVATE SELLER. Located within walking distance of downtown historic Abbeville. Offering a large front porch or deck off back for entertaining and cookouts, large 1.25 acre double lot, and 3 storage buildings that will remain with home. This 3 bedroom 2 full bath home is move in ready. Call me today to view this home, won't last long with this location.

18. 2026-05-04
    listed $195,000 Active 407-char remark

    Show marketing remark (407 chars)

    HOME BACK ON MARKET at no fault of home or seller. MOTIVATE SELLER. Located within walking distance of downtown historic Abbeville. Offering a large front porch or deck off back for entertaining and cookouts, large 1.25 acre double lot, and 3 storage buildings that will remain with home. This 3 bedroom 2 full bath home is move in ready. Call me today to view this home, won't last long with this location.

19. 2026-05-04
    listed $195,000 Active

    Show marketing remark (407 chars)

    HOME BACK ON MARKET at no fault of home or seller. MOTIVATE SELLER. Located within walking distance of downtown historic Abbeville. Offering a large front porch or deck off back for entertaining and cookouts, large 1.25 acre double lot, and 3 storage buildings that will remain with home. This 3 bedroom 2 full bath home is move in ready. Call me today to view this home, won't last long with this location.

20. 2018-11-30
    soldstatus $119,000 722-char remark

    Show marketing remark (722 chars)

    Just bring your furniture because all the work has been done on this beautiful home. The home has new paint throughout, insulated vinyl windows, tankless water heater and the architectural Roof approx. 6 yrs old. The owner has done a full kitchen remodel in 2017 with new counter tops & Stainless Steel sinks and appliances. The bathrooms have also been updated and one bathroom is a true gem with cedar lined walls. The large Family Room features crown molding and will make a wonderful place for entertaining guest. The home has a covered front porch and large back deck! Storage building stays with the property and has a 2 car carport. The adjoining lot is included in the sale making this gem sit on 1.25 acres!

21. 2018-01-23
    listed $126,500 722-char remark

    Show marketing remark (722 chars)

    Just bring your furniture because all the work has been done on this beautiful home. The home has new paint throughout, insulated vinyl windows, tankless water heater and the architectural Roof approx. 6 yrs old. The owner has done a full kitchen remodel in 2017 with new counter tops & Stainless Steel sinks and appliances. The bathrooms have also been updated and one bathroom is a true gem with cedar lined walls. The large Family Room features crown molding and will make a wonderful place for entertaining guest. The home has a covered front porch and large back deck! Storage building stays with the property and has a 2 car carport. The adjoining lot is included in the sale making this gem sit on 1.25 acres!

22. 2017-12-01
    soldstatus $55,000
23. 2004-11-03
    soldstatus $50,000

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,178 · $98/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $14,940
• − Mortgage interest: −$9,411
• − Property taxes: −$1,178
• − Insurance: −$840
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$4,887
• Taxable loss: −$3,766
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $116/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: Abbeville 60
• NCES district ID: 4500690
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $34,522
• Composite: 40.9/100
• National rank: #3618
• State rank: #15 of 80 in SC

Livability — Abbeville

• Score: 66/100
• State rank: #111
• US rank: #11534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, SC
• Population (ZIP): 12,116

Population outlook (Abbeville County) Hauer SSP2

• Today (2025): 24,141 people
• By 2030: 23,446 · -2.9%
• By 2040: 21,768 · -9.8%
• By 2050: 20,098 · -16.7%
• By 2075: 16,518 · -31.6%
• By 2100: 13,125 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Abbeville

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -15.2pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+33.1 2016: R+28.3 2012: R+13.4 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.52%
• Current HPI: 379.552
• 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

+290.0% since first listed

10 events — show timeline

• 2026-05-23 Relisted — GAOR
• 2026-05-22 Relisted — WUMLS
• 2026-05-18 Pending — WUMLS
• 2026-05-15 Contingent — GAOR
• 2026-05-04 Listed $195,000 WUMLS
• 2026-05-04 Listed $195,000 GAOR
• 2018-11-30 Sold (MLS) $119,000 GAOR
• 2018-01-23 Listed $126,500 GAOR
• 2017-12-01 Sold (Public Records) $55,000 Public Records
• 2004-11-03 Sold (Public Records) $50,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,178 · +14.7% YoY. Source: county tax records.