380 Rose Ave · Georgetown, SC 29440

$360,000

4 bd · 3.0 ba · 1,793 sqft · SingleFamily public records · 116 Days on market

Built 2022 10,454 sqft lot Est $362k · at est. $8/mo HOA

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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 +16.7/30.0
• ARV discount +7.8/15.0
• DSCR +5.2/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Move in Ready Oak II Model has it all! 4 Bedroom (#4=2nd Floor Bonus with Full Bath and Closet) 3 Bathroom with a 2 Car Garage. at 1771 Heated Square Feet +/- and 2378 Total Square Feet + /- Total, This Open concept home with a modern design Sits on a spacious lot. The floor plan features lots of windows and 9ft. ceilings With vaults allowing natural light to flow in. The living and dining rooms are adjacent to the kitchen which makes entertaining easy and effortless. This Kitchen includes stainless appliances. Come see all the insightful features designed with you and your lifestyle in mind including a Screened Rear Porch and Large Rear Deck. Pictures are of a similar home and are for illustration purposes only

Key facts

• Open concept living
• Spacious kitchen
• Private guest suite

Tags

• MOVE IN READY
• OPEN CONCEPT LIVING
• SPACIOUS KITCHEN
• PRIVATE GUEST SUITE
• FULLY FENCED BACKYARD
• SOLAR PANELS

Property features AI

Finance

• Other: Property is offered for sale; Owner-only pet allowances noted
• HOA & community: Homeowners association with a $8 monthly fee (includes legal/accounting); Association allows golf carts and motorcycles; Pet restrictions apply; Community permits golf carts

Exterior

• Parking: Attached 2-car garage with garage door opener; Total parking for 4 vehicles
• Security: Smoke detectors
• Utilities: Public water; Sewer available; Electricity available; Cable available; Phone available; Underground utilities
• Home design: Brick veneer and vinyl siding with wood frame construction; Resale property
• Construction: Brick/mortar and slab foundation
• Exterior features: Rear porch; Deck; Screened porch; Porch; Sprinkler/irrigation system; Flood zone; Outside city limits; Rectangular lot

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator; Pantry; Breakfast bar; Solid surface counters; Stainless steel appliances
• Bedrooms: Primary bedroom on the main level; Bedroom on main level
• Flooring: Luxury vinyl plank
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Tray ceilings; Ceiling fans; Linen closet; Main level primary bedroom; Walk-in closets; Breakfast bar; Entrance foyer; Insulated doors; Stainless steel appliances; Solid surface counters
• Laundry & utility: Washer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $97 ($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 $300k (16.8% below list).
• Recommended offer: $300k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.7% in Georgetown — 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 65/100 on livability (#141 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, crime F, commute F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kensington Elementary (math 34% / reading 31%, grade F, #366 of 597 statewide, top 62%, 555 students, 100% FRL); Georgetown Middle (math 15% / reading 23%, grade F, #185 of 229 statewide, top 81%, 712 students, 100% FRL); Georgetown High (math 27% / reading 75%, grade D+, #148 of 196 statewide, top 76%, 940 students, 77% FRL) — zoned schools average 92% FRL vs 59% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 412 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $35k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,566 (16.8% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $362,186
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Lot 12 - Sullivan Millsite Ct	0.07mi	3/2.0 (-1)	1,812 (+1%)	15mo	$349,667	$193	74
459 Garden Ave	0.07mi	3/2.0 (-1)	1,628 (-9%)	2mo	$332,000	$204	70
2231 Flora St	0.27mi	3/2.0 (-1)	1,794 (+0%)	16mo	$315,000	$176	65
359 Rose Ave	0.04mi	4/2.5	2,050 (+14%)	13mo	$400,000	$195	62
92 Lot 37 - Elm Six Mile Creek Dr	0.07mi	3/2.0 (-1)	1,629 (-9%)	14mo	$334,827	$206	61
2004 Seitter St	0.49mi	3/2.0 (-1)	1,866 (+4%)	4mo	$215,000	$115	58
151 Lot 19 - Key Largo 4 Six Mile Creek Dr	0.07mi	4/2.0	1,531 (-15%)	13mo	$309,896	$202	57
549 Rose Ave	0.18mi	3/2.0 (-1)	1,530 (-15%)	2mo	$320,000	$209	57
77 Jacobs Ave	0.36mi	3/2.0 (-1)	1,680 (-6%)	13mo	$260,000	$155	53
153 Parsons Garden Garden Ave	0.31mi	3/2.0 (-1)	1,594 (-11%)	7mo	$326,000	$205	52
656 Garden Ave	0.19mi	3/2.0 (-1)	1,586 (-12%)	14mo	$359,900	$227	52
1916 Jasper St	0.62mi	3/2.0 (-1)	1,536 (-14%)	14mo	$275,000	$179	26

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-52,250
• Equity at exit: $53,677

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-37,910
• Equity at exit: $31,126

Cash invested: $100,800 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 412
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,996 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$150
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$8
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $97

Break-even live

Break-even rent $2,873

Max offer price $360,000

Occupancy floor 92%

Sensitivity live

Price	-10% $301	-5% $199	+0% $97	+5% $-5	+10% $-107
Rent	-10% $-140	-5% $-21	+0% $97	+5% $215	+10% $334
Rate	-1.0pp $278	-0.5pp $189	base $97	+0.5pp $4	+1.0pp $-91

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 22 events

1. 2026-06-22
   days on market $360,000 Active 116 DOM
2. 2026-06-18
   days on market $360,000 Active 113 DOM
3. 2026-06-17
   days on market $360,000 Active 112 DOM
4. 2026-06-16
   days on market $360,000 Active 111 DOM
5. 2026-06-15
   days on market $360,000 Active 110 DOM
6. 2026-06-14
   days on market $360,000 Active 108 DOM
7. 2026-06-10
   days on market $360,000 Active 105 DOM
8. 2026-06-09
   days on market $360,000 Active 104 DOM
9. 2026-06-08
   days on market $360,000 Active 103 DOM
10. 2026-06-07
    pricedays on market $360,000 Active 102 DOM
11. 2026-06-03
    days on market $370,000 Active 98 DOM
12. 2026-06-02
    days on market $370,000 Active 97 DOM
13. 2026-06-01
    days on market $370,000 Active 96 DOM
14. 2026-05-31
    days on market $370,000 Active 95 DOM
15. 2026-05-30
    days on market $370,000 Active 94 DOM
16. 2026-05-05
    price $375,000
17. 2026-04-29
    price $385,000
18. 2026-03-18
    price $389,000
19. 2026-02-25
    listed $395,000 Active
20. 2022-04-28
    soldstatus $319,990 Closed 728-char remark

    Show marketing remark (728 chars)

    This Move in Ready Oak II Model has it all! 4 Bedroom (#4=2nd Floor Bonus with Full Bath and Closet) 3 Bathroom with a 2 Car Garage. at 1771 Heated Square Feet +/- and 2378 Total Square Feet + /- Total, This Open concept home with a modern design Sits on a spacious lot. The floor plan features lots of windows and 9ft. ceilings With vaults allowing natural light to flow in. The living and dining rooms are adjacent to the kitchen which makes entertaining easy and effortless. This Kitchen includes stainless appliances. Come see all the insightful features designed with you and your lifestyle in mind including a Screened Rear Porch and Large Rear Deck. Pictures are of a similar home and are for illustration purposes only

21. 2022-03-21
    historical Active Under Contract 728-char remark

    Show marketing remark (728 chars)

    This Move in Ready Oak II Model has it all! 4 Bedroom (#4=2nd Floor Bonus with Full Bath and Closet) 3 Bathroom with a 2 Car Garage. at 1771 Heated Square Feet +/- and 2378 Total Square Feet + /- Total, This Open concept home with a modern design Sits on a spacious lot. The floor plan features lots of windows and 9ft. ceilings With vaults allowing natural light to flow in. The living and dining rooms are adjacent to the kitchen which makes entertaining easy and effortless. This Kitchen includes stainless appliances. Come see all the insightful features designed with you and your lifestyle in mind including a Screened Rear Porch and Large Rear Deck. Pictures are of a similar home and are for illustration purposes only

22. 2022-02-26
    listed $319,990 Active 728-char remark

    Show marketing remark (728 chars)

    This Move in Ready Oak II Model has it all! 4 Bedroom (#4=2nd Floor Bonus with Full Bath and Closet) 3 Bathroom with a 2 Car Garage. at 1771 Heated Square Feet +/- and 2378 Total Square Feet + /- Total, This Open concept home with a modern design Sits on a spacious lot. The floor plan features lots of windows and 9ft. ceilings With vaults allowing natural light to flow in. The living and dining rooms are adjacent to the kitchen which makes entertaining easy and effortless. This Kitchen includes stainless appliances. Come see all the insightful features designed with you and your lifestyle in mind including a Screened Rear Porch and Large Rear Deck. Pictures are of a similar home and are for illustration purposes only

ⓘ 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: $1,183 · $99/mo
• Projected year-2 tax: $2,052 · $171/mo
• Expected delta: +$869/yr (+$72/mo · 73.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,948
• − Mortgage interest: −$20,166
• − Property taxes: −$1,183
• − Insurance: −$3,302
• − Repairs & maintenance: −$2,876
• − Management: −$2,876
• − HOA: −$96
• − Depreciation: −$10,473
• Taxable loss: −$5,023
• Est. tax savings @ 24.0%: +$1,206
• After-tax cash flow: $2,369/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Georgetown

• Score: 65/100
• State rank: #141
• US rank: #13446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• 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

+17.2% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $375,000 CCAR
• 2026-04-29 Price Changed $385,000 CCAR
• 2026-03-18 Price Changed $389,000 CCAR
• 2026-02-25 Listed $395,000 CCAR
• 2022-04-28 Sold (MLS) $319,990 CCAR
• 2022-03-21 Contingent — CCAR
• 2022-02-26 Listed $319,990 CCAR

Property tax history

+22.1%/yr

Latest (2022): $1,183 · +497.1% YoY. Source: county tax records.