2969 Old Georgetown Rd W · Abney Crossroads, SC 29067

$100,000

3 bd · 1.0 ba · 1,134 sqft · Other public records · 2 Days on market

Built 1984 2.08 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unique opportunity on this super cute ranch in a perfect country location! Room to roam on this spacious 2 acre lot, no restrictions, no HOA! Home has had recent updates to flooring and fresh paint, fantastic value at this price. Needs some fine-tuning with possible appliances and HVAC. Situated just 1 mile away from North Central schools! OWNER FINANCING AVAILABLE!!! Call today for details and your private showing, this won't last long! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Fresh paint
• Spacious 2 acre lot
• 2.08 acre lot

Tags

• SPACIOUS 2 ACRE LOT
• RECENT UPDATES TO FLOORING
• FRESH PAINT

Property features AI

Finance

• Other: Property sits on approximately 2.08 acres; Paved road access

Exterior

• Utilities: Water: See remarks (other); Sewer: See remarks (other)
• Home design: Single-story home
• Construction: Vinyl exterior; Crawlspace foundation
• Exterior features: Covered front porch; Rear chain-link fencing

Interior

• Kitchen: Formica countertops; Counter cooktop; Microwave installed above the stove
• Bedrooms: Master bedroom on main level with private closet, ceiling fan, and laminate floors; Second bedroom on main level with private closet, ceiling fan, and laminate floors; Third bedroom on main level with private closet, ceiling fan, and laminate floors
• Flooring: Laminate floors in bedrooms and living room
• Bathrooms: One full bathroom
• Heating & cooling: Total heated area approximately 1,134
• Interior features: Ceiling fans throughout; Laminate flooring in main living areas
• Laundry & utility: Laundry located in/near a bathroom on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: North Central High (math 57% / reading 87%, grade B+, #48 of 196 statewide, top 26%, 586 students, 76% FRL) — zoned schools average 76% FRL vs 49% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 72% at this address vs 44% district-wide (+28 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: 45 active listings in the ZIP; 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.
• Current owner paid $60k; list at $100k implies a 67% 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 $100,000

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: 1.10% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.57%
• DSCR: 1.38
• GRM: 7.6

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-3,467
• Equity at exit: $14,910

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $13,386
• Equity at exit: $8,646

Cash invested: $28,000 (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 29067

• Home prices YoY: -26.4%
• Active inventory: 45
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $200

Break-even live

Break-even rent $844

Max offer price $100,000

Occupancy floor 77%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $100,000 Active 2 DOM
2. 2026-06-17
   remarks 545-char remark
3. 2026-06-17
   listed $100,000 Active 1 DOM

ⓘ 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: $1,210 · $101/mo
• Projected year-2 tax: $1,210 · $101/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 5/10 Major
• 🌡 Heat 6/10 Major 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,168
• − Mortgage interest: −$5,602
• − Property taxes: −$1,210
• − Insurance: −$500
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,909
• Taxable income: $840
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $2,198/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 — Abney Crossroads

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

Census & demographics

• Population (ZIP): 11,498

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 23% Two or more races 7%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Kershaw

• 2024 margin: Strong R (+28.2) · D 35.3% · R 63.5% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -18.7pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+23.1 2016: R+24.8 2012: R+18.6 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.89%
• Current HPI: 242.178
• 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

+66.7% since first listed

10 events — show timeline

• 2026-06-16 Listed $100,000 Consolidated MLS
• 2025-10-20 Rental Removed $995 BUILDIUM
• 2025-09-26 Listed for Rent $995 BUILDIUM
• 2024-11-17 Rental Removed $995 BUILDIUM
• 2024-10-12 Listed for Rent $995 BUILDIUM
• 2024-06-16 Rental Removed $995 BUILDIUM
• 2024-06-04 Listed for Rent $995 BUILDIUM
• 2024-05-16 Pending — Consolidated MLS
• 2024-03-06 Listed $120,000 Consolidated MLS
• 1999-12-21 Sold (Public Records) $60,000 Public Records

Property tax history

+18.9%/yr

Latest (2025): $1,210 · +5.1% YoY. Source: county tax records.