422 Blossom St · Batesburg-Leesville, SC 29006-0000

$60,000

4 bd · 2.0 ba · 1,646 sqft · SingleFamily public records · 102 Days on market

Built 1960 1.04 ac lot ↓ 33% since listing

---

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

Listing remarks

Beautiful home that sits on an acre of land. Will need full renovation it has been demo by owners to start construction. No Power or Water on so see during the daytime. Great opportunity for flip or to make your new home. Cash or Renovation loan only. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 1.04 acre lot
• Built 1960
• Listed 102 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lexington 03 (rural): math 26% / reading 33% proficiency, ranked #56 of 80 in SC (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 1960 — 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: 1.83% ✓
• Cap rate: 14.57%
• Cash-on-cash: 29.56%
• DSCR: 2.32
• GRM: 4.5

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: 35.5%
• Equity multiple: 3.00×
• Total profit: $33,626
• Equity at exit: $26,979

10-year hold

• IRR: 35.6%
• Equity multiple: 5.93×
• Total profit: $82,832
• Equity at exit: $41,577

Cash invested: $16,800 (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 29006-0000

• Active inventory: 2
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $414

Break-even live

Break-even rent $575

Max offer price $60,000

Occupancy floor 57%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Willis St Batesburg-Leesville, SC	1.0–3.0	1.0–2.0	870	$1,099	$1.26	3d	1	1.36mi

Listing history 20 events

1. 2026-04-24
   status Pending
2. 2026-03-03
   price $60,000
3. 2026-01-12
   listed $62,000 Active
4. 2025-11-03
   price $62,500
5. 2025-10-09
   price $65,000
6. 2025-09-19
   price $67,500
7. 2025-08-25
   status Active
8. 2025-08-24
   historical
9. 2025-07-16
   price $69,500
10. 2025-06-25
    price $72,000
11. 2025-06-10
    price $74,900
12. 2025-05-23
    listed $79,900 Active
13. 2024-10-29
    status Pending
14. 2024-10-14
    historical Active - Contingent
15. 2024-09-09
    status Active
16. 2024-09-02
    historical Active - Contingent
17. 2024-07-26
    price $79,900
18. 2024-07-09
    price $88,900
19. 2024-07-09
    status Active
20. 2024-06-22
    listed $89,000 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: $1,377 · $115/mo
• Projected year-2 tax: $1,377 · $115/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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,188
• − Mortgage interest: −$3,361
• − Property taxes: −$1,377
• − Insurance: −$300
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$1,745
• Taxable income: $4,295
• Est. tax owed @ 24.0%: −$1,031
• After-tax cash flow: $3,935/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: Lexington 03
• NCES district ID: 4502760
• Math proficiency: 26% ▼ -18.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $40,709
• Composite: 24.88/100
• National rank: #7586
• State rank: #56 of 80 in SC

Livability — Batesburg-Leesville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Batesburg-Leesville, SC

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

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

-32.6% since first listed

20 events — show timeline

• 2026-04-24 Pending — Consolidated MLS
• 2026-03-03 Price Changed $60,000 Consolidated MLS
• 2026-01-12 Listed $62,000 Consolidated MLS
• 2025-11-03 Price Changed $62,500 Consolidated MLS
• 2025-10-09 Price Changed $65,000 Consolidated MLS
• 2025-09-19 Price Changed $67,500 Consolidated MLS
• 2025-08-25 Relisted — Consolidated MLS
• 2025-08-24 Delisted — Consolidated MLS
• 2025-07-16 Price Changed $69,500 Consolidated MLS
• 2025-06-25 Price Changed $72,000 Consolidated MLS
• 2025-06-10 Price Changed $74,900 Consolidated MLS
• 2025-05-23 Listed $79,900 Consolidated MLS
• 2024-10-29 Pending — Consolidated MLS
• 2024-10-14 Contingent — Consolidated MLS
• 2024-09-09 Relisted — Consolidated MLS
• 2024-09-02 Contingent — Consolidated MLS
• 2024-07-26 Price Changed $79,900 Consolidated MLS
• 2024-07-09 Price Changed $88,900 Consolidated MLS
• 2024-07-09 Relisted — Consolidated MLS
• 2024-06-22 Listed $89,000 Consolidated MLS

Property tax history

-0.8%/yr

Latest (2024): $1,377 · +0.8% YoY. Source: county tax records.