99 Bomar Pl · Walterboro, SC 29488

$289,000

4 bd · 2.0 ba · 1,500 sqft · SingleFamily · 188 Days on market

Built 2025 1.50 ac lot ↓ 9% since listing

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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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful new construction home that perfectly blends modern comfort with peaceful living on a spacious 1.5-acre lot--no HOA restrictions!This thoughtfully designed 4-bedroom, 2-bath home features an open living and kitchen concept, ideal for everyday living and entertaining. The kitchen shines with granite countertops, stainless steel appliances, and LED lighting, while durable LVP flooring flows throughout the main living areas. Enjoy outdoor living year-round on the screened porch and concrete patio, overlooking a large backyard with hydroseed and fresh sod in the front yard. Additional highlights include a tankless water heater, generator hookup connection, and a concret

Key facts

• Led lighting
• Spacious lot
• Granite countertops

Tags

• NEW CONSTRUCTION HOME
• SPACIOUS LOT
• OPEN LIVING AND KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LED LIGHTING

Property features AI

Exterior

• Utilities: Septic tank; Electric service by Dominion Energy
• Home design: Single-family detached residence; One story; Ground-level entry; New construction
• Construction: Fee simple ownership
• Exterior features: Metal roof; 1 - 2 acre lot

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Tankless water heater
• Bedrooms: 4 bedrooms; Master bedroom with multiple closets
• Flooring: Luxury vinyl; Tankless water heater
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating
• Interior features: Smooth ceilings; High ceilings; Eat-in kitchen; Living and dining room combined
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $103 ($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 $266k (8.0% below list).
• Recommended offer: $254k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#269 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Colleton 01 (rural): math 13% / reading 28% proficiency, ranked #69 of 80 in SC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hendersonville Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 342 students, 100% FRL); Colleton County Middle (math 8% / reading 18%, grade F, #210 of 229 statewide, top 93%, 1,121 students, 100% FRL); Colleton County High (math 28% / reading 80%, grade C-, #137 of 196 statewide, top 70%, 1,497 students, 100% FRL) — zoned schools average 100% FRL vs 69% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 223 active listings in the ZIP; 50 units permitted in Colleton 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 $9k of value loss. Plan a longer hold.
• Colleton County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.

Recommended offer $254,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.1

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-40,222
• Equity at exit: $43,091

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-26,403
• Equity at exit: $24,987

Cash invested: $80,920 (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 29488

• Home prices YoY: -33.6%
• Active inventory: 223
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,659 medium
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $103

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 91%

Sensitivity live

Price	-10% $303	-5% $203	+0% $103	+5% $3	+10% $-97
Rent	-10% $-107	-5% $-2	+0% $103	+5% $208	+10% $313
Rate	-1.0pp $249	-0.5pp $177	base $103	+0.5pp $28	+1.0pp $-48

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $289,000 Active 188 DOM
2. 2026-06-21
   days on market $289,000 Active 187 DOM
3. 2026-06-18
   days on market $289,000 Active 185 DOM
4. 2026-06-17
   days on market $289,000 Active 184 DOM
5. 2026-06-16
   days on market $289,000 Active 183 DOM
6. 2026-06-15
   days on market $289,000 Active 182 DOM
7. 2026-06-13
   days on market $289,000 Active 180 DOM
8. 2026-06-12
   days on market $289,000 Active 179 DOM
9. 2026-06-09
   days on market $289,000 Active 176 DOM
10. 2026-06-08
    days on market $289,000 Active 175 DOM
11. 2026-06-08
    days on market $289,000 Active 174 DOM
12. 2026-06-04
    days on market $289,000 Active 170 DOM
13. 2026-06-02
    days on market $289,000 Active 169 DOM
14. 2026-06-01
    days on market $289,000 Active 168 DOM
15. 2026-05-31
    days on market $289,000 Active 167 DOM
16. 2026-05-05
    price $289,000
17. 2026-03-25
    price $298,000
18. 2026-02-12
    price $299,000
19. 2026-02-10
    price $309,000
20. 2025-12-15
    listed $319,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,904
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − Depreciation: −$8,407
• Taxable loss: −$3,576
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $2,096/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: Colleton 01
• NCES district ID: 4501830
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $33,128
• Composite: 16.66/100
• National rank: #9171
• State rank: #69 of 80 in SC

Livability — Walterboro

• Score: 57/100
• State rank: #269
• US rank: #21618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,367
• Population (ZIP): 22,367

Population outlook (Colleton County) Hauer SSP2

• Today (2025): 34,932 people
• By 2030: 33,078 · -5.3%
• By 2040: 29,017 · -16.9%
• By 2050: 25,029 · -28.3%
• By 2075: 16,894 · -51.6%
• By 2100: 10,518 · -69.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Black 38% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Colleton

• 2024 margin: R (+18.2) · D 40.4% · R 58.5% · Other 1.1%
• 2008→2024 swing: -18.7pp toward R · 2008: 0.5pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+9.5 2016: R+8.5 2012: D+0.2 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.20%
• Current HPI: 235.1237
• 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

-9.4% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $289,000 Charleston Trident MLS
• 2026-03-25 Price Changed $298,000 Charleston Trident MLS
• 2026-02-12 Price Changed $299,000 Charleston Trident MLS
• 2026-02-10 Price Changed $309,000 Charleston Trident MLS
• 2025-12-15 Listed $319,000 Charleston Trident MLS