100 Warren Ave · Lamar, SC 29069

$135,000

4 bd · 3.0 ba · 2,235 sqft · Other public records · 96 Days on market

Built 1964 0.44 ac lot

---

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 +17.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +5.4/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment opportunity available this ranch built in 1964 home offers 4 bedrooms 3 baths, kitchen with breakfast room, dining area and den with fireplace. Needs a lot of work to make move in ready including needs HVAC and roof needs attention. Buyer to complete due diligence prior to offer, sold as is no inspection contingency

Key facts

• Generous lot
• Attached carport
• Storage shed

Tags

• ATTACHED CARPORT
• FULLY FENCED BACKYARD
• STORAGE SHED
• GENEROUS LOT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Attached carport; 1 garage/carport space
• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Other exterior finish; Paved road access; Approximately 0.44 acre lot

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: 1 fireplace; Main-level master bedroom

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (1.9% below list).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#175 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Darlington High (math 49% / reading 73%, grade C+, #105 of 196 statewide, top 54%, 1,054 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 61% at this address vs 32% district-wide (+29 pts) — the actual schools serving this property are materially stronger than the Darlington 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 13 active listings in the ZIP; 195 units permitted in Darlington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (2.7% local appreciation)).
• Darlington County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $135k implies a 309% gain — meaningful room to come down on a strong offer.

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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1964 — 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: 0.98% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.53×
• Total profit: $20,132
• Equity at exit: $58,173

10-year hold

• IRR: 12.1%
• Equity multiple: 2.75×
• Total profit: $66,012
• Equity at exit: $87,732

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 29069

• Home prices YoY: 1.8%
• Active inventory: 13
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$184 /mo · $2,211/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $98

Break-even live

Break-even rent $1,201

Max offer price $135,000

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

Listing history 31 events

1. 2026-06-19
   days on market $135,000 Active 96 DOM
2. 2026-06-18
   days on market $135,000 Active 95 DOM
3. 2026-06-17
   days on market $135,000 Active 94 DOM
4. 2026-06-16
   days on market $135,000 Active 93 DOM
5. 2026-06-15
   days on market $135,000 Active 92 DOM
6. 2026-06-14
   days on market $135,000 Active 90 DOM
7. 2026-06-13
   days on market $135,000 Active 89 DOM
8. 2026-06-10
   days on market $135,000 Active 87 DOM
9. 2026-06-09
   days on market $135,000 Active 86 DOM
10. 2026-06-08
    days on market $135,000 Active 85 DOM
11. 2026-06-07
    days on market $135,000 Active 84 DOM
12. 2026-06-05
    days on market $135,000 Active 81 DOM
13. 2026-06-03
    days on market $135,000 Active 80 DOM
14. 2026-06-02
    pricestatusdays on market $135,000 Active 79 DOM
15. 2026-05-16
    status Pending
16. 2026-04-21
    price $140,000
17. 2026-04-11
    price $148,000
18. 2026-03-17
    price $155,000
19. 2026-02-27
    listed $159,999 Active
20. 2025-10-09
    price $10,000
21. 2025-10-07
    status Active
22. 2025-09-01
    price $150,000
23. 2025-06-18
    price $158,000
24. 2025-03-26
    price $165,000
25. 2025-02-24
    price $175,000
26. 2025-01-17
    listed $190,000 Active
27. 2023-09-27
    soldstatus $33,000 Closed 328-char remark

    Show marketing remark (328 chars)

    Investment opportunity available this ranch built in 1964 home offers 4 bedrooms 3 baths, kitchen with breakfast room, dining area and den with fireplace. Needs a lot of work to make move in ready including needs HVAC and roof needs attention. Buyer to complete due diligence prior to offer, sold as is no inspection contingency

28. 2023-08-31
    historical Active Under Contract 328-char remark

    Show marketing remark (328 chars)

    Investment opportunity available this ranch built in 1964 home offers 4 bedrooms 3 baths, kitchen with breakfast room, dining area and den with fireplace. Needs a lot of work to make move in ready including needs HVAC and roof needs attention. Buyer to complete due diligence prior to offer, sold as is no inspection contingency

29. 2023-08-11
    price $45,800 328-char remark

    Show marketing remark (328 chars)

    Investment opportunity available this ranch built in 1964 home offers 4 bedrooms 3 baths, kitchen with breakfast room, dining area and den with fireplace. Needs a lot of work to make move in ready including needs HVAC and roof needs attention. Buyer to complete due diligence prior to offer, sold as is no inspection contingency

30. 2023-07-27
    price $51,100 328-char remark

    Show marketing remark (328 chars)

    Investment opportunity available this ranch built in 1964 home offers 4 bedrooms 3 baths, kitchen with breakfast room, dining area and den with fireplace. Needs a lot of work to make move in ready including needs HVAC and roof needs attention. Buyer to complete due diligence prior to offer, sold as is no inspection contingency

31. 2023-07-12
    listed $55,200 Active 328-char remark

    Show marketing remark (328 chars)

    Investment opportunity available this ranch built in 1964 home offers 4 bedrooms 3 baths, kitchen with breakfast room, dining area and den with fireplace. Needs a lot of work to make move in ready including needs HVAC and roof needs attention. Buyer to complete due diligence prior to offer, sold as is no inspection contingency

ⓘ 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: $2,211 · $184/mo
• Projected year-2 tax: $2,211 · $184/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 3/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,890
• − Mortgage interest: −$7,562
• − Property taxes: −$2,211
• − Insurance: −$675
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$3,927
• Taxable loss: −$1,028
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $1,418/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: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 of 80 in SC

Livability — Lamar

• Score: 63/100
• State rank: #175
• US rank: #15545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lamar, SC
• Population (ZIP): 5,029

Population outlook (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Black 44%
• Common ancestry: Slovak 4% Italian 3% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.66%
• Current HPI: 151.1088
• 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

+153.6% since first listed

17 events — show timeline

• 2026-05-16 Pending — Consolidated MLS
• 2026-04-21 Price Changed $140,000 Consolidated MLS
• 2026-04-11 Price Changed $148,000 Consolidated MLS
• 2026-03-17 Price Changed $155,000 Consolidated MLS
• 2026-02-27 Listed $159,999 Consolidated MLS
• 2025-10-09 Price Changed $10,000 RAGPD
• 2025-10-07 Relisted — RAGPD
• 2025-09-01 Price Changed $150,000 RAGPD
• 2025-06-18 Price Changed $158,000 RAGPD
• 2025-03-26 Price Changed $165,000 RAGPD
• 2025-02-24 Price Changed $175,000 RAGPD
• 2025-01-17 Listed $190,000 RAGPD
• 2023-09-27 Sold (MLS) $33,000 CCAR
• 2023-08-31 Contingent — CCAR
• 2023-08-11 Price Changed $45,800 CCAR
• 2023-07-27 Price Changed $51,100 CCAR
• 2023-07-12 Listed $55,200 CCAR

Property tax history

+16.0%/yr

Latest (2025): $2,211 · +1.4% YoY. Source: county tax records.