2251 Hillcrest Ave Unit 6-C · Orangeburg, SC 29115

$89,000

2 bd · 2.5 ba · 988 sqft · Condo · 139 Days on market

Built 1983 $215/mo HOA · 19% of rent

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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 +18.0/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT or a lovely place to call home! Whether you’re looking to purchase a rental property with immediate income potential or move in and make it your own, this condo offers flexibility and value. Reasonably priced and rent-ready as-is, it provides solid cash flow with opportunities to increase value through updates. The property was most recently rented for $950 per month. Situated in a quiet, well-managed community, this 2-bedroom, 1.5-bath unit features stainless steel kitchen appliances, all kitchen appliances included, washer and dryer to remain with the property, an additional covered parking space, and a private, locked storage room. Unlike a single-family home, the HOA handles key exterior responsibilities, including the roof (replaced in 2022), pest control, building insurance, and common area maintenance, offering a low-maintenance ownership experience. With an nice location and minimal upkeep requirements, this property presents a strong opportunity for both investors and owner-occupants. Owner financing available. Property is occupied, call agent for showing. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. The HOA fee of $215 is to be paid monthly.

Key facts

• Built 1983
• Listed 138 days

Tags

• WASHER AND DRYER TO REMAIN
• PRIVATE LOCKED STORAGE ROOM
• ROOF REPLACED IN 2022

Property features AI

Finance

• HOA & community: Association fee $215 monthly

Exterior

• Utilities: Public sewer; Department of Public Utilities
• Home design: Residential condominium; Live/work structure; Ground-level entry
• Exterior features: Lot under 0.5 acre; No other structures on property

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2.5 bathrooms (3 total)
• Heating & cooling: Central heating
• Interior features: Central heating

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $77 ($926/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.2% in Orangeburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 54/100 on livability (#324 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety B; Watch: housing C-, crime F, amenities D-.
• Zoned schools: Marshall Elementary (math 24%, 651 students, 100% FRL); William J. Clark Middle (math 12%, 687 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 226 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $16k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 6.5

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-9,359
• Equity at exit: $13,270

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,217
• Equity at exit: $7,695

Cash invested: $24,920 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$215
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $77

Break-even live

Break-even rent $1,051

Max offer price $89,000

Occupancy floor 88%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Willing Lakes Ct Orangeburg, SC	2.0–3.0	2.0	1114	$1,378	$1.24	3d	14	0.92mi
1600 Columbia Rd Orangeburg, SC	1.0–2.0	1.0	701	$950	$1.35	23d	2	0.95mi
126 Keyport Ct Orangeburg, SC	2.0	2.0	980	$1,100	$1.12	23d	1	1.29mi
120 Keyport Ct Orangeburg, SC	2.0	2.0	1007	$1,100	$1.09	23d	1	1.29mi

HOA detail condo

• Monthly dues: $215 · $2,580/yr
• Likely covers: insurance
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-19
   days on market $89,000 Active 139 DOM
2. 2026-06-18
   days on market $89,000 Active 138 DOM
3. 2026-06-17
   days on market $89,000 Active 137 DOM
4. 2026-06-16
   days on market $89,000 Active 136 DOM
5. 2026-06-15
   days on market $89,000 Active 135 DOM
6. 2026-06-14
   days on market $89,000 Active 133 DOM
7. 2026-06-12
   days on market $89,000 Active 132 DOM
8. 2026-06-09
   days on market $89,000 Active 129 DOM
9. 2026-06-08
   days on market $89,000 Active 128 DOM
10. 2026-06-07
    days on market $89,000 Active 127 DOM
11. 2026-06-07
    days on market $89,000 Active 126 DOM
12. 2026-06-04
    days on market $89,000 Active 123 DOM
13. 2026-06-02
    days on market $89,000 Active 122 DOM
14. 2026-06-01
    days on market $89,000 Active 121 DOM
15. 2026-05-31
    days on market $89,000 Active 120 DOM
16. 2026-05-31
    days on market $89,000 Active 119 DOM
17. 2026-03-27
    price $94,500 1352-char remark

    Show marketing remark (1352 chars)

    INVESTOR ALERT or a lovely place to call home! Whether you’re looking to purchase a rental property with immediate income potential or move in and make it your own, this condo offers flexibility and value. Reasonably priced and rent-ready as-is, it provides solid cash flow with opportunities to increase value through updates. The property was most recently rented for $950 per month. Situated in a quiet, well-managed community, this 2-bedroom, 1.5-bath unit features stainless steel kitchen appliances, all kitchen appliances included, washer and dryer to remain with the property, an additional covered parking space, and a private, locked storage room. Unlike a single-family home, the HOA handles key exterior responsibilities, including the roof (replaced in 2022), pest control, building insurance, and common area maintenance, offering a low-maintenance ownership experience. With an nice location and minimal upkeep requirements, this property presents a strong opportunity for both investors and owner-occupants. Owner financing available. Property is occupied, call agent for showing. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. The HOA fee of $215 is to be paid monthly.

18. 2026-03-27
    price $94,500

    Show marketing remark (1352 chars)

    INVESTOR ALERT or a lovely place to call home! Whether you’re looking to purchase a rental property with immediate income potential or move in and make it your own, this condo offers flexibility and value. Reasonably priced and rent-ready as-is, it provides solid cash flow with opportunities to increase value through updates. The property was most recently rented for $950 per month. Situated in a quiet, well-managed community, this 2-bedroom, 1.5-bath unit features stainless steel kitchen appliances, all kitchen appliances included, washer and dryer to remain with the property, an additional covered parking space, and a private, locked storage room. Unlike a single-family home, the HOA handles key exterior responsibilities, including the roof (replaced in 2022), pest control, building insurance, and common area maintenance, offering a low-maintenance ownership experience. With an nice location and minimal upkeep requirements, this property presents a strong opportunity for both investors and owner-occupants. Owner financing available. Property is occupied, call agent for showing. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. The HOA fee of $215 is to be paid monthly.

19. 2026-02-12
    price $98,000 1352-char remark

    Show marketing remark (1352 chars)

    INVESTOR ALERT or a lovely place to call home! Whether you’re looking to purchase a rental property with immediate income potential or move in and make it your own, this condo offers flexibility and value. Reasonably priced and rent-ready as-is, it provides solid cash flow with opportunities to increase value through updates. The property was most recently rented for $950 per month. Situated in a quiet, well-managed community, this 2-bedroom, 1.5-bath unit features stainless steel kitchen appliances, all kitchen appliances included, washer and dryer to remain with the property, an additional covered parking space, and a private, locked storage room. Unlike a single-family home, the HOA handles key exterior responsibilities, including the roof (replaced in 2022), pest control, building insurance, and common area maintenance, offering a low-maintenance ownership experience. With an nice location and minimal upkeep requirements, this property presents a strong opportunity for both investors and owner-occupants. Owner financing available. Property is occupied, call agent for showing. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. The HOA fee of $215 is to be paid monthly.

20. 2026-02-12
    price $98,000

    Show marketing remark (1352 chars)

    INVESTOR ALERT or a lovely place to call home! Whether you’re looking to purchase a rental property with immediate income potential or move in and make it your own, this condo offers flexibility and value. Reasonably priced and rent-ready as-is, it provides solid cash flow with opportunities to increase value through updates. The property was most recently rented for $950 per month. Situated in a quiet, well-managed community, this 2-bedroom, 1.5-bath unit features stainless steel kitchen appliances, all kitchen appliances included, washer and dryer to remain with the property, an additional covered parking space, and a private, locked storage room. Unlike a single-family home, the HOA handles key exterior responsibilities, including the roof (replaced in 2022), pest control, building insurance, and common area maintenance, offering a low-maintenance ownership experience. With an nice location and minimal upkeep requirements, this property presents a strong opportunity for both investors and owner-occupants. Owner financing available. Property is occupied, call agent for showing. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. The HOA fee of $215 is to be paid monthly.

21. 2026-01-27
    listed $104,900 Active
22. 2026-01-23
    listed $104,900 Active 1352-char remark

    Show marketing remark (1352 chars)

    INVESTOR ALERT or a lovely place to call home! Whether you’re looking to purchase a rental property with immediate income potential or move in and make it your own, this condo offers flexibility and value. Reasonably priced and rent-ready as-is, it provides solid cash flow with opportunities to increase value through updates. The property was most recently rented for $950 per month. Situated in a quiet, well-managed community, this 2-bedroom, 1.5-bath unit features stainless steel kitchen appliances, all kitchen appliances included, washer and dryer to remain with the property, an additional covered parking space, and a private, locked storage room. Unlike a single-family home, the HOA handles key exterior responsibilities, including the roof (replaced in 2022), pest control, building insurance, and common area maintenance, offering a low-maintenance ownership experience. With an nice location and minimal upkeep requirements, this property presents a strong opportunity for both investors and owner-occupants. Owner financing available. Property is occupied, call agent for showing. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. The HOA fee of $215 is to be paid monthly.

23. 2024-11-15
    status Pending
24. 2024-10-20
    listed $98,000 Active
25. 2024-10-14
    status Pending
26. 2024-09-05
    historical
27. 2014-07-31
    listed $39,900

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,780
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − HOA: −$2,580
• − Depreciation: −$2,589
• Taxable loss: −$359
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,012/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 — Orangeburg

• Score: 54/100
• State rank: #324
• US rank: #23942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orangeburg, SC
• City population: 15,135
• Population (ZIP): 27,179

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -56.65%
• Current HPI: 150.823
• 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

+136.8% since first listed

11 events — show timeline

• 2026-03-27 Price Changed $94,500 Consolidated MLS
• 2026-03-27 Price Changed $94,500 Charleston Trident MLS
• 2026-02-12 Price Changed $98,000 Consolidated MLS
• 2026-02-12 Price Changed $98,000 Charleston Trident MLS
• 2026-01-27 Listed $104,900 Charleston Trident MLS
• 2026-01-23 Listed $104,900 Consolidated MLS
• 2024-11-15 Pending — Consolidated MLS
• 2024-10-20 Listed $98,000 Consolidated MLS
• 2024-10-14 Pending — Charleston Trident MLS
• 2024-09-05 Listing Removed — Charleston Trident MLS
• 2014-07-31 Listed $39,900 Charleston Trident MLS