56 Ward Rd · Lugoff, SC 29078-9127

$75,000

3 bd · 1.5 ba · 1,380 sqft · SingleFamily public records · 108 Days on market

Built 1973 0.62 ac lot

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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
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This is a great opportunity for someone to take a rough gem and make it shine! Being sold As-Is from an Estate, this home needs a lot of TLC, but will make an ideal place for someone seeking land value, redevelopment potential, or their home-site in an established area. This home sits on . 62 acres with a huge 3-room garage in the back of the property, large side yard, handicap ramp in the front to a covered porch, 3 bedrooms, den, office, eat-in kitchen, large laundry room, sunroom to a back deck, and 1 and 1/2 baths. When entering this home from the back deck through the sunroom, please take care when walking across flooring. Priced to sell, so show and bring us your offers. Disclaimer:

Key facts

• Covered porch
• Huge garage
• Sunroom

Tags

• HUGE GARAGE
• HANDICAP RAMP
• COVERED PORCH
• LARGE SIDE YARD
• SUNROOM
• BACK DECK

Property features AI

Exterior

• Parking: Detached carport; 6 garage/carport spaces (main level)
• Utilities: Public water; Septic sewer
• Home design: Single-story home; Home faces southwest; Handicap access ramp
• Construction: Vinyl exterior; Crawlspace foundation
• Exterior features: Covered front porch; Deck; Workshop; Partial gutters; Paved road frontage; Public water

Interior

• Kitchen: Eat-in kitchen; Painted cabinets; Dishwasher; Refrigerator
• Bedrooms: Master bedroom with built-ins (main level); Additional bedroom with built-ins (main level); Third bedroom (main level)
• Flooring: Laminate flooring in living room
• Bathrooms: One full bath; One half bath
• Heating & cooling: Central cooling; Central electric heating
• Interior features: Built-in bookcases; Ceiling fans; Florida room; Office
• Laundry & utility: Main-level utility room with electric hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $68k (9.0% 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: Lugoff Elementary (math 44% / reading 51%, grade D, #199 of 597 statewide, top 35%, 526 students, 100% FRL); Lugoff-Elgin High (math 65% / reading 89%, grade A-, #28 of 196 statewide, top 16%, 1,744 students, 62% FRL) — zoned schools average 81% FRL vs 49% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 62% at this address vs 44% district-wide (+18 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: 1 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $75k implies a 53% 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; moderate 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 2.48% ✓
• Cap rate: 22.73%
• Cash-on-cash: 58.71%
• DSCR: 3.61
• GRM: 3.4

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: 63.6%
• Equity multiple: 4.55×
• Total profit: $74,456
• Equity at exit: $33,723

10-year hold

• IRR: 63.1%
• Equity multiple: 9.25×
• Total profit: $173,331
• Equity at exit: $51,972

Cash invested: $21,000 (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 29078-9127

• Active inventory: 1
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$393
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $1,027

Break-even live

Break-even rent $559

Max offer price $75,000

Occupancy floor 40%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Derby Ln Lugoff, SC	4.0	2.5	1818	$2,150	$1.18	14d	1	0.26mi
139 Triumph Ave Unit C Lugoff, SC	3.0	2.5	1485	$1,899	$1.28	14d	1	0.56mi
260 Pine Point Rd Unit C Lugoff, SC	3.0	2.5	1335	$1,900	$1.42	11d	1	0.63mi
300 Pine Point Rd Unit D Lugoff, SC	3.0	2.5	1470	$1,750	$1.19	3d	1	0.67mi
1292 Champions Rest Rd Unit A Lugoff, SC	3.0	2.5	1383	$2,100	$1.52	23d	1	0.71mi
40 State Rd S-28-910 Lugoff, SC	1.0–3.0	1.0–2.0	930	$1,249	$1.34	2d	3	0.72mi
1302 Champions Rest Rd Unit C Lugoff, SC	3.0	2.5	1383	$2,000	$1.45	3d	1	0.72mi
1302 Champions Rest Rd Unit B Lugoff, SC	3.0	2.5	1383	$1,900	$1.37	3d	1	0.72mi
186 State Rd S-28-743 Lugoff, SC	2.0–3.0	2.0	1025	$1,199	$1.17	2d	6	1.01mi
148 Standard Warehouse Rd Unit 148B Lugoff, SC	2.0	1.5	1190	$1,250	$1.05	23d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $75,000 Active 108 DOM
2. 2026-06-17
   days on market $75,000 Active 107 DOM
3. 2026-06-16
   days on market $75,000 Active 106 DOM
4. 2026-06-15
   days on market $75,000 Active 105 DOM
5. 2026-06-14
   days on market $75,000 Active 103 DOM
6. 2026-06-09
   days on market $75,000 Active 101 DOM
7. 2026-06-08
   days on market $75,000 Active 100 DOM
8. 2026-06-07
   days on market $75,000 Active 99 DOM
9. 2026-06-05
   days on market $75,000 Active 96 DOM
10. 2026-06-03
    days on market $75,000 Active 95 DOM
11. 2026-06-03
    days on market $75,000 Active 94 DOM
12. 2026-06-02
    pricedays on market $75,000 Active 93 DOM
13. 2026-05-31
    days on market $79,000 Active 92 DOM
14. 2026-05-23
    price $79,000
15. 2026-05-15
    status Active
16. 2026-05-13
    status Pending
17. 2026-03-19
    price $85,000
18. 2026-02-25
    listed $99,900 Active
19. 2026-02-17
    soldstatus $49,000
20. 2025-12-16
    status Pending
21. 2025-12-15
    historical Active - Contingent
22. 2025-12-15
    listed $40,000 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: $206 · $17/mo
• Projected year-2 tax: $428 · $36/mo
• Expected delta: +$222/yr (+$18/mo · 107.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,317
• − Mortgage interest: −$4,201
• − Property taxes: −$206
• − Insurance: −$375
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$2,182
• Taxable income: $11,782
• Est. tax owed @ 24.0%: −$2,828
• After-tax cash flow: $9,502/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

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

+97.5% since first listed

9 events — show timeline

• 2026-05-23 Price Changed $79,000 Consolidated MLS
• 2026-05-15 Relisted — Consolidated MLS
• 2026-05-13 Pending — Consolidated MLS
• 2026-03-19 Price Changed $85,000 Consolidated MLS
• 2026-02-25 Listed $99,900 Consolidated MLS
• 2026-02-17 Sold (Public Records) $49,000 Public Records
• 2025-12-16 Pending — Consolidated MLS
• 2025-12-15 Contingent — Consolidated MLS
• 2025-12-15 Listed $40,000 Consolidated MLS

Property tax history

+12.8%/yr

Latest (2024): $206 · +0.0% YoY. Source: county tax records.