604 Perch Ln · Santee, SC 29142

$230,000

3 bd · 2.5 ba · 1,360 sqft · SingleFamily · 88 Days on market

Built 2026 7,840 sqft lot Est $248k · 7% under $33/mo HOA · 2% of rent ↓ 19% since listing

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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 +14.7/30.0
• ARV discount +10.7/15.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Special Interest Rate with Closing Cost Assistance paid for by BuilderCenter Pointe is conveniently located in the heart of Santee, South Carolina only minutes from I-95 with deep water access to Lake Marion from nearby public boat landings. This is one of South Carolina's top golf destinations with three courses within just 2 miles of the community. Enjoy world class freshwater fishing or stop by one of the locally owned restaurants. Within just a few miles, you can visit several top tourist spots such as Santee State Park along Lake Marion which offers camping, cabin rentals and pier fishing. Spend the day at Orangeburg County Recreation and Water Park, a seasonal County Waterpark with a

Key facts

• Contemporary design
• Santee state park
• Wildlife viewing

Tags

• DEEP WATER ACCESS
• PUBLIC BOAT LANDINGS
• WORLD CLASS FRESHWATER FISHING
• SANTEE STATE PARK
• WILDLIFE VIEWING
• CONTEMPORARY DESIGN

Property features AI

Finance

• HOA & community: Annual association fee of $400; Community trash service

Exterior

• Parking: 1-car garage
• Utilities: Public sewer; Dominion Energy service
• Home design: Single-family detached residence; One story; New construction; Located in the Center Pointe subdivision
• Construction: Architectural fiberglass roof; Fee simple ownership
• Exterior features: Level, wooded lot; Lot under 0.5 acre

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms; Primary bedroom on lower level with walk-in closet(s)
• Flooring: Vinyl flooring
• Bathrooms: 2.5 bathrooms (total)
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Smooth ceilings; Kitchen island; Eat-in kitchen; Living/dining combo; Pantry
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $60 ($716/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (7.4% below list).
• Recommended offer: $213k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.4% in Santee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Zoned schools: Elloree Elementary (math 10%, 387 students, 100% FRL).
• Market conditions: 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.5% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $212,933 (7.4% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.93% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $247,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
748 Striped Bass Ct	0.11mi	3/2.5	1,360 (0%)	5mo	$265,900	$196	91
904 Bream Cir	0.06mi	3/2.5	1,360 (0%)	8mo	$281,000	$207	91
612 Perch Ln	0.02mi	3/2.5	1,517 (+12%)	3mo	$283,900	$187	78
624 Perch Ln	0.05mi	4/2.0 (+1)	1,482 (+9%)	1mo	$262,900	$177	75
701 Striped Bass Ct	0.05mi	3/2.0	1,183 (-13%)	4mo	$249,900	$211	70
908 Bream Cir	0.06mi	4/2.0 (+1)	1,482 (+9%)	8mo	$262,325	$177	68
677 Perch Ln	0.10mi	3/2.5	1,517 (+12%)	10mo	$269,850	$178	68
740 Striped Bass Ct	0.10mi	4/2.0 (+1)	1,482 (+9%)	9mo	$269,850	$182	66
681 Perch Ln	0.11mi	4/2.0 (+1)	1,482 (+9%)	9mo	$252,900	$171	66
625 Perch Ln	0.05mi	3/2.0	1,183 (-13%)	10mo	$242,850	$205	66
657 Perch Ln	0.10mi	4/2.0 (+1)	1,482 (+9%)	10mo	$264,850	$179	65
5 John Fothergill Cir	0.37mi	2/2.0 (-1)	1,405 (+3%)	10mo	$214,500	$153	62

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

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.58×
• Total profit: $37,377
• Equity at exit: $109,605

10-year hold

• IRR: 12.0%
• Equity multiple: 2.88×
• Total profit: $120,774
• Equity at exit: $173,890

Cash invested: $64,400 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,129 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$33
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $60

Break-even live

Break-even rent $2,054

Max offer price $230,000

Occupancy floor 92%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	23d	1	0.16mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	23d	1	1.03mi
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	23d	1	1.15mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: water

Listing history 5 events

1. 2026-05-19
   status Pending
2. 2026-05-10
   price $230,000
3. 2026-04-16
   price $276,900
4. 2026-04-09
   price $279,000
5. 2026-02-20
   listed $284,605 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,552
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − HOA: −$396
• − Depreciation: −$6,691
• Taxable loss: −$3,107
• Est. tax savings @ 24.0%: +$746
• After-tax cash flow: $1,462/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)

No district data.

Livability — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, SC
• Population (ZIP): 4,658

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.47%
• Current HPI: 193.5623
• 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

-19.2% since first listed

5 events — show timeline

• 2026-05-19 Pending — Charleston Trident MLS
• 2026-05-10 Price Changed $230,000 Charleston Trident MLS
• 2026-04-16 Price Changed $276,900 Charleston Trident MLS
• 2026-04-09 Price Changed $279,000 Charleston Trident MLS
• 2026-02-20 Listed $284,605 Charleston Trident MLS