4050 Frazier St · Helena, SC 29108

$135,000

3 bd · 2.0 ba · 1,050 sqft · SingleFamily public records · 23 Days on market

Built 1982 0.26 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4050 Frazier, a move-in-ready brick ranch in the heart of Newberry. If you've been searching for a solid all-brick home in Newberry County at a price that makes your wallet happy, too. Sitting on a quiet street just minutes from downtown Newberry, this 3-bedroom, 2-bath ranch has seen real, meaningful updates: fresh flooring throughout, a freshly painted deck, and a fully renovated primary bathroom. The bones are strong, the upgrades are done, and the savings are yours from day one. Newberry is one of the Midlands' most underrated communities. A historic downtown with locally-owned restaurants, the beloved Newberry Opera House just minutes away, and a small-town feel that's genui

Key facts

• Fresh flooring
• Covered front porch
• Freshly painted deck

Tags

• BRICK RANCH
• NEW ROOF
• FRESH FLOORING
• FRESHLY PAINTED DECK
• COVERED FRONT PORCH
• BACK DECK

Property features AI

Finance

• Financial info: No financial or investor-specific information provided
• HOA & community: No HOA information provided

Exterior

• Parking: Details not provided
• Security: No security features listed
• Utilities: Public sewer; Public water
• Home design: Single-story house; House faces west; Brick exterior on all sides above foundation
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Uncovered back porch; Deck; Partial fencing; Paved road access; Public water

Interior

• Kitchen: Wood stained cabinets; Laminate floor in kitchen
• Bedrooms: Master bedroom on main level with private bath, tub/shower, ceiling fan, and private closet; Bedroom 2 on main level with shared bath, tub/shower, ceiling fan, and private closet; Bedroom 3 on main level with shared bath, tub/shower, and private closet
• Flooring: Laminate flooring in living areas and bedrooms; Tile flooring in secondary bedrooms; Luxury vinyl plank in master bedroom
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans in living room and bedrooms; Laminate and tile flooring throughout; Luxury vinyl plank flooring in master bedroom; Living room with laminate floors
• Laundry & utility: Laundry located on main level in heated space/utility room and in kitchen area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Newberry 01 (rural): math 32% / reading 40% proficiency, ranked #40 of 80 in SC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gallman Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 468 students, 92% FRL); Newberry High (math 42% / reading 67%, grade C-, #130 of 196 statewide, top 69%, 802 students, 91% FRL) — zoned schools average 91% FRL vs 60% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 97 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 155 units permitted in Newberry County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Newberry County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($133k) 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, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.03% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 8.1

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-9,899
• Equity at exit: $20,129

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $6,829
• Equity at exit: $11,672

Cash invested: $37,800 (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 29108

• Active inventory: 97
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$150 /mo · $1,804/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $188

Break-even live

Break-even rent $1,158

Max offer price $135,000

Occupancy floor 82%

Sensitivity live

Price	-10% $264	-5% $226	+0% $188	+5% $150	+10% $111
Rent	-10% $78	-5% $133	+0% $188	+5% $243	+10% $298
Rate	-1.0pp $256	-0.5pp $222	base $188	+0.5pp $153	+1.0pp $117

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1902 Vincent St Newberry, SC	3.0	1.0	884	$1,075	$1.22	22d	1	1.22mi
1821 Charles St Newberry, SC	3.0	1.5	1100	$1,500	$1.36	14d	1	1.38mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $135,000 Pending 23 DOM
2. 2026-06-09
   days on market $135,000 Active 21 DOM
3. 2026-06-08
   days on market $135,000 Active 20 DOM
4. 2026-06-07
   days on market $135,000 Active 19 DOM
5. 2026-06-05
   days on market $135,000 Active 16 DOM
6. 2026-06-03
   days on market $135,000 Active 15 DOM
7. 2026-06-03
   days on market $135,000 Active 14 DOM
8. 2026-06-01
   days on market $135,000 Active 13 DOM
9. 2026-05-31
   days on market $135,000 Active 12 DOM
10. 2026-05-19
    listed $135,000 Active
11. 2026-04-15
    price $99,500
12. 2026-03-26
    listed $90,000 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: $1,804 · $150/mo
• Projected year-2 tax: $1,804 · $150/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 ≥108°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,746
• − Mortgage interest: −$7,562
• − Property taxes: −$1,804
• − Insurance: −$675
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$3,927
• Taxable income: $98
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $2,231/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: Newberry 01
• NCES district ID: 4503030
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $40,892
• Composite: 30.28/100
• National rank: #6282
• State rank: #40 of 80 in SC

Livability — Helena

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

Census & demographics

• Census place: Helena, SC
• County: Newberry County · 19,585 people
• Metro: Newberry, SC
• Population (ZIP): 19,585
• Household income: $53,558
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 595.0

Population outlook (Newberry County) Hauer SSP2

• Today (2025): 38,350 people
• By 2030: 38,259 · -0.2%
• By 2040: 37,487 · -2.3%
• By 2050: 36,219 · -5.6%
• By 2075: 32,400 · -15.5%
• By 2100: 27,201 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 45% Black 39% Hispanic / Latino 15% Two or more races 7%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 3% Arabic 1%

Political lean MEDSL · Newberry

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.6% · Other 1.2%
• 2008→2024 swing: -16.8pp toward R · 2008: -17.6pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+24.1 2016: R+22.6 2012: R+14.3 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.09%
• Current HPI: 132.8873
• Rent YoY: —
• Metro: Newberry, 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

+50.0% since first listed

3 events — show timeline

• 2026-05-19 Listed $135,000 Consolidated MLS
• 2026-04-15 Price Changed $99,500 Consolidated MLS
• 2026-03-26 Listed $90,000 Consolidated MLS

Property tax history

+4.9%/yr

Latest (2025): $1,804 · +18.3% YoY. Source: county tax records.