105 Hope Ave · Utica, SC 29678

$125,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 17 Days on market

Built 1938 0.25 ac lot Est $206k · 39% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Rent growth +4.4/5.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a well-built, spacious house with tremendous potential. It comes with a great porch for visiting with friends and family, a small amount of yard maintenance and a good location to town. It has carpet in some rooms as well as original hardwood floors and vinyl flooring.

Key facts

• 4 br rental
• Level 0.25 acre lot
• Utica subdivision

Tags

• 4 BR RENTAL
• 1938 TRADITIONAL HOME
• UTICA SUBDIVISION
• LEVEL 0.25 ACRE LOT
• CLASSIC FRONT PORCH
• MATURE SHADE TREES

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Driveway
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: 2 stories; Over 50 years old
• Construction: Vinyl siding; Architectural shingle roof; Crawlspace foundation
• Exterior features: Paved driveway; Front porch; Porch

Interior

• Kitchen: Electric oven; Electric range; Smooth cooktop; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Central electric cooling
• Interior features: Ceiling fan(s); High ceilings; Laminate countertops; Wood window frames
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 2.6% in Utica — 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 64/100 on livability (#158 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Oconee 01 (rural): math 41% / reading 47% proficiency, ranked #27 of 80 in SC (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.7%/yr); 367 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 648 units permitted in Oconee County in 2024 (40 in 5+ unit buildings).
• This rent runs 42% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $40k; list at $125k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.47% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.05%
• DSCR: 2.07
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $205,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Sirrine St	0.25mi	3/1.0	1,187 (-4%)	6mo	$185,000	$156	73
2306 E Ashton St	0.17mi	3/1.0	1,188 (-4%)	12mo	$100,000	$84	72
313 Hunter St	0.30mi	2/1.0 (-1)	1,200 (-3%)	13mo	$130,000	$108	61
273 Utica Bend Ct	0.55mi	3/2.0	1,321 (+7%)	2mo	$275,000	$208	61
405 Keith Ln	0.64mi	3/2.0	1,206 (-2%)	7mo	$201,000	$167	61
502 Keith Ln	0.62mi	3/2.0	1,288 (+4%)	5mo	$256,000	$199	60
602 S Stribling St	0.42mi	3/2.0	1,357 (+10%)	11mo	$262,500	$193	55
705 Sherwood Dr	0.74mi	2/1.0 (-1)	1,218 (-1%)	2mo	$217,500	$179	53
513 Shiloh Rd	0.68mi	2/2.0 (-1)	1,279 (+4%)	10mo	$235,000	$184	48
909 E South 2nd St	0.60mi	3/1.0	1,140 (-8%)	11mo	$53,500	$47	46
807 E South 2nd St	0.71mi	3/2.0	1,118 (-9%)	14mo	$105,000	$94	40
905 E South 2nd St	0.63mi	2/1.0 (-1)	1,400 (+14%)	6mo	$165,000	$118	34

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 · 7.71% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 1.96×
• Total profit: $33,515
• Equity at exit: $18,638

10-year hold

• IRR: 32.9%
• Equity multiple: 4.65×
• Total profit: $127,844
• Equity at exit: $10,808

Cash invested: $35,000 (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 29678

• Home prices YoY: -32.5%
• Rents YoY: 7.7%
• Active inventory: 367
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,839 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$44 /mo · $522/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $702

Break-even live

Break-even rent $951

Max offer price $125,000

Occupancy floor 57%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Wells Station Rd Seneca, SC	3.0	2.0	1300	$2,150	$1.65	23d	1	0.76mi
511 Oakmont Valley Trl Unit 1 Seneca, SC	3.0	3.0	1381	$1,900	$1.38	23d	1	1.18mi
804 Hunter Oaks Dr Seneca, SC	2.0–3.0	2.0	1153	$1,258	$1.09	23d	1	1.30mi

Listing history 13 events

1. 2026-06-18
   days on market $125,000 Active 17 DOM
2. 2026-06-17
   days on market $125,000 Active 16 DOM
3. 2026-06-16
   days on market $125,000 Active 15 DOM
4. 2026-06-15
   days on market $125,000 Active 14 DOM
5. 2026-06-13
   days on market $125,000 Active 12 DOM
6. 2026-06-10
   days on market $125,000 Active 9 DOM
7. 2026-06-09
   days on market $125,000 Active 8 DOM
8. 2026-06-08
   days on market $125,000 Active 7 DOM
9. 2026-06-07
   days on market $125,000 Active 6 DOM
10. 2026-06-05
    days on market $125,000 Active 3 DOM
11. 2026-06-03
    days on market $125,000 Active 2 DOM
12. 2026-06-01
    remarks 689-char remark
13. 2026-06-01
    listed $125,000 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: $522 · $44/mo
• Projected year-2 tax: $712 · $59/mo
• Expected delta: +$190/yr (+$16/mo · 36.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $22,066
• − Mortgage interest: −$7,002
• − Property taxes: −$522
• − Insurance: −$625
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$3,636
• Taxable income: $6,750
• Est. tax owed @ 24.0%: −$1,620
• After-tax cash flow: $6,799/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: Oconee 01
• NCES district ID: 4503060
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $42,074
• Composite: 37.03/100
• National rank: #4516
• State rank: #27 of 80 in SC

Livability — Utica

• Score: 64/100
• State rank: #158
• US rank: #14701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Utica, SC
• County: Oconee County · 36,517 people
• Metro: Seneca, SC
• Population (ZIP): 23,767
• Household income: $52,550
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 822.0

Population outlook (Oconee County) Hauer SSP2

• Today (2025): 77,950 people
• By 2030: 78,551 · +0.8%
• By 2040: 78,628 · +0.9%
• By 2050: 77,052 · -1.2%
• By 2075: 71,098 · -8.8%
• By 2100: 61,216 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 18% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada, United Kingdom
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Oconee

• 2024 margin: Solid R (+51.5) · D 23.6% · R 75.2% · Other 1.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -37.5pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+47.4 2016: R+48.1 2012: R+42.6 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.37%
• Current HPI: 189.6751
• Rent YoY: ▲ 7.71%
• Metro: Seneca, SC
• 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

+111.9% since first listed

3 events — show timeline

• 2026-06-01 Listed $125,000 WUMLS
• 2019-10-30 Sold (MLS) $40,000 WUMLS
• 2019-09-16 Listed $59,000 WUMLS

Property tax history

+10.9%/yr

Latest (2025): $522 · +0.0% YoY. Source: county tax records.