120 Bradley Ave · Bishopville, SC 29010-9999

$150,000

2 bd · 1.5 ba · 1,568 sqft · SingleFamily · 93 Days on market

Built 1963 Fair condition 2,178 sqft lot ↓ 9% since listing

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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 +12.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0

Listing remarks

This 2 BR, 1,1/2 bath is a diamond in the ruff with great possibilities for expansion. Feature's include hardwood floors thru out, storm windows and ALL BRICK. With 2 fireplaces and huge bedrooms, this property is a great starter home or wonderful for downsizing. Located close to Hwy 15 and I-20, an easy commute to Florence, Shaw AFB, Hartsville or Fort Jackson. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• All brick
• Easy commute
• Storm windows

Tags

• HARDWOOD FLOORS
• STORM WINDOWS
• ALL BRICK
• TWO FIREPLACES
• EASY COMMUTE

Property features AI

Finance

• Other: Paved road access; Cable available; 12-month home warranty included

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story property
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Covered back porch; Brick exterior above foundation

Interior

• Kitchen: Pantry; Formica countertops; Vinyl flooring; Painted cabinets; Ceiling fan; Built-in range with counter cooktop; Microwave (countertop); Refrigerator
• Bedrooms: Master bedroom on the main level with private closet, shared tub/shower and carpeted floors; Second bedroom on the main level with private closet, shared tub/shower and hardwood floors
• Flooring: Hardwood floors in living and dining areas and some bedrooms; Carpet in master bedroom; Vinyl flooring in kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic storage with pull-down access; Ceiling fans; Smoke detector; Two masonry wood-burning fireplaces
• Laundry & utility: Washer/dryer located on the main level in a heated space adjacent to the kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-18 ($-210/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (14.0% below list).
• Recommended offer: $129k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#307 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Lee 01 (rural): math 10% / reading 23% proficiency, ranked #78 of 80 in SC (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Lee County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 78% 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 $129,001 (14.0% 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 93 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.86% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $68,992
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 Kings Ave Unit Bishopville Sc 29010	0.73mi	3/2.0 (+1)	1,468 (-6%)	2mo	$65,000	$44	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 7.0%
• Equity multiple: 1.40×
• Total profit: $16,974
• Equity at exit: $67,446

10-year hold

• IRR: 9.8%
• Equity multiple: 2.48×
• Total profit: $62,039
• Equity at exit: $103,943

Cash invested: $42,000 (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 29010-9999

• Active inventory: 2
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-18

Break-even live

Break-even rent $1,312

Max offer price $147,467

Occupancy floor 96%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $150,000 Active 93 DOM
2. 2026-06-18
   days on market $150,000 Active 92 DOM
3. 2026-06-17
   days on market $150,000 Active 91 DOM
4. 2026-06-16
   days on market $150,000 Active 90 DOM
5. 2026-06-15
   days on market $150,000 Active 89 DOM
6. 2026-06-14
   days on market $150,000 Active 87 DOM
7. 2026-06-13
   days on market $150,000 Active 86 DOM
8. 2026-06-10
   days on market $150,000 Active 84 DOM
9. 2026-06-09
   days on market $150,000 Active 83 DOM
10. 2026-06-08
    days on market $150,000 Active 82 DOM
11. 2026-06-07
    days on market $150,000 Active 81 DOM
12. 2026-06-05
    days on market $150,000 Active 78 DOM
13. 2026-06-02
    days on market $150,000 Active 76 DOM
14. 2026-06-01
    days on market $150,000 Active 75 DOM
15. 2026-05-31
    days on market $150,000 Active 74 DOM
16. 2026-05-30
    days on market $150,000 Active 73 DOM
17. 2026-03-16
    listed $150,000 Active
18. 2025-01-13
    listed $165,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,480
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$4,364
• Taxable loss: −$2,763
• Est. tax savings @ 24.0%: +$663
• After-tax cash flow: $453/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1.5-bathroom home has potential for moderate renovations to improve its condition and value. The kitchen and bathroom are in need of updates, and the exterior siding could use some attention. With some updates, this home could be a great starter home or wonderful for downsizing.

Repairs flagged

• Major kitchen cabinets — dated yellow cabinets
• Major bathroom tiles — dated green tiles
• Moderate exterior siding — some discoloration

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing kitchen would appeal to buyers and renters
• Both update bathroom tiles and fixtures — modernizing bathroom would appeal to buyers and renters
• Both paint interior walls — fresh paint would improve curb appeal and interior aesthetics
• Both repair/replace windows — new windows would improve energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated yellow cabinets	Major	$15,000–50,000
bathroom tiles · dated green tiles	Major	$15,000–50,000
exterior siding · some discoloration	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing kitchen would appeal to buyers and renters ↑
• Both update bathroom tiles and fixtures — modernizing bathroom would appeal to buyers and renters ↑
• Both paint interior walls — fresh paint would improve curb appeal and interior aesthetics ↑
• Both repair/replace windows — new windows would improve energy efficiency and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lee 01
• NCES district ID: 4502670
• Math proficiency: 10% ▼ -8.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $28,700
• Composite: 12.93/100
• National rank: #9583
• State rank: #78 of 80 in SC

Livability — Bishopville

• Score: 55/100
• State rank: #307
• US rank: #23408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bishopville, SC

Population outlook (Lee County) Hauer SSP2

• Today (2025): 15,822 people
• By 2030: 14,703 · -7.1%
• By 2040: 12,434 · -21.4%
• By 2050: 10,603 · -33.0%
• By 2075: 8,103 · -48.8%
• By 2100: 6,932 · -56.2%

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

-9.1% since first listed

2 events — show timeline

• 2026-03-16 Listed $150,000 Consolidated MLS
• 2025-01-13 Listed $165,000 SBOR