1927 Hwy 1 South · Lugoff, SC 29078

$199,000

3 bd · 1.5 ba · 2,094 sqft · Other public records · 67 Days on market

Built 1950 1.89 ac lot

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Why this score? — see what drove the C+ 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GENERAL DEVELOPMENT ZONING - Recent Price Improvement! Positioned along the high-visibility corridor of Hwy 1 in Lugoff, this nearly 2-acre property offers a rare blend of residential comfort and commercial potential under General Development (GD) zoning. With 2094 sq ft, 3 bedrooms, and 1.5 baths, the existing home provides the perfect foundation for a live/work setup, professional office conversion, or income-producing opportunity. The expansive, fully fenced backyard allows room for parking, expansion, or future business use, while dual septic systems and well availability add flexibility for development. Ideal for a boutique business, salon, real estate office, or service-based operatio

Key facts

• Two septic tanks
• Well water
• 1.89 acre lot

Tags

• HIGHLY CONVENIENT LOCATION
• FULLY FENCED BACKYARD
• TWO SEPTIC TANKS
• WELL WATER

Property features AI

Exterior

• Parking: Carport attached (1 garage/carport space)
• Utilities: Septic sewer; Community water
• Home design: Single-family property; Total heated area approximately 2,094
• Construction: Crawlspace foundation
• Exterior features: Brick exterior on all sides above the foundation; Paved road frontage; Access to community water

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: One full bathroom; One half bathroom
• Interior features: One fireplace; Central heating and central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#47 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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: Wateree Elementary (math 51% / reading 51%, grade C-, #158 of 597 statewide, top 27%, 732 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 67% FRL vs 49% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 64% at this address vs 44% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Kershaw 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 178 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).
• This rent runs 39% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $199k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.4

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-916
• Equity at exit: $29,672

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $39,454
• Equity at exit: $17,206

Cash invested: $55,720 (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 29078

• Home prices YoY: -22.9%
• Active inventory: 178
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,228 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $492

Break-even live

Break-even rent $1,604

Max offer price $199,000

Occupancy floor 73%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Sedge Ct Elgin, SC	4.0	2.0	1576	$2,099	$1.33	3d	1	0.34mi
89 Smokewood Dr Elgin, SC	3.0	2.0	1840	$2,129	$1.16	3d	1	0.53mi

Listing history 21 events

1. 2026-06-18
   days on market $199,000 Active 67 DOM
2. 2026-06-17
   days on market $199,000 Active 66 DOM
3. 2026-06-16
   days on market $199,000 Active 65 DOM
4. 2026-06-15
   days on market $199,000 Active 64 DOM
5. 2026-06-14
   days on market $199,000 Active 62 DOM
6. 2026-06-10
   days on market $199,000 Active 60 DOM
7. 2026-06-09
   days on market $199,000 Active 59 DOM
8. 2026-06-08
   days on market $199,000 Active 58 DOM
9. 2026-06-07
   days on market $199,000 Active 57 DOM
10. 2026-06-05
    pricedays on market $199,000 Active 54 DOM
11. 2026-06-03
    days on market $210,000 Active 53 DOM
12. 2026-06-03
    days on market $210,000 Active 52 DOM
13. 2026-06-02
    days on market $210,000 Active 51 DOM
14. 2026-05-31
    days on market $210,000 Active 50 DOM
15. 2026-05-23
    price $210,000
16. 2026-05-11
    status Active
17. 2026-05-11
    historical
18. 2026-05-04
    price $220,000
19. 2026-04-23
    price $225,000
20. 2026-04-10
    listed $235,000 Active
21. 2004-07-15
    soldstatus $60,000

ⓘ 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: $1,690 · $141/mo
• Projected year-2 tax: $1,690 · $141/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $26,731
• − Mortgage interest: −$11,147
• − Property taxes: −$1,690
• − Insurance: −$995
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$5,789
• Taxable income: $2,832
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $5,229/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 — Lugoff

• Score: 71/100
• State rank: #47
• US rank: #6636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lugoff, SC
• County: Kershaw County · 47,655 people
• City population: 16,283
• Metro: Columbia, SC
• Population (ZIP): 16,283
• Household income: $67,727
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 61.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 18% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Kershaw

• 2024 margin: Strong R (+28.2) · D 35.3% · R 63.5% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -18.7pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+23.1 2016: R+24.8 2012: R+18.6 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.83%
• Current HPI: 211.3661
• Rent YoY: —
• Metro: Columbia, SC
• 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

+250.0% since first listed

7 events — show timeline

• 2026-05-23 Price Changed $210,000 Consolidated MLS
• 2026-05-11 Relisted — Consolidated MLS
• 2026-05-11 Delisted — Consolidated MLS
• 2026-05-04 Price Changed $220,000 Consolidated MLS
• 2026-04-23 Price Changed $225,000 Consolidated MLS
• 2026-04-10 Listed $235,000 Consolidated MLS
• 2004-07-15 Sold (Public Records) $60,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,690 · +4.0% YoY. Source: county tax records.