299 Warren St · Allendale, SC 29810

$165,000

3 bd · 2.0 ba · 2,005 sqft · SingleFamily public records · 124 Days on market

Built 1972 0.32 ac lot

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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 +10.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +3.0/10.0
• Livability +2.7/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Welcome to this spacious Brick Home in residential Allendale, SC. Across the street from USC Salkehatchie, right off of Main Street, and close to all town conveniences/attractions. Home features open concept living area with wood-burning fireplace and mantle, newly installed front-of-house sunroom, play room/extra Room, and a 2 car-carport in back. New doors, roof and HVAC all less than 5 years old. New plumbing throughout house. Seller is open to conveying furniture. Turn-key opportunity.

Key facts

• 0.32 acre lot
• Built 1972
• Listed 124 days

Property features AI

Exterior

• Utilities: Public sewer service
• Home design: Single-family detached residential property
• Exterior features: No other structures on the property; Located in an area classified as 'Out of Area' (MLS area 81)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 total bathrooms
• Interior features: Total of 2 bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (25.2% below list).
• Recommended offer: $123k (25.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#337 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: housing C-, schools F, crime F.
• Allendale 01 (rural): math 14% / reading 25% proficiency, ranked #75 of 80 in SC (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 91% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 8 units permitted in Allendale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.2% local appreciation)).
• Allendale County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, 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 124 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 6y ago; this cycle's ask has dropped $15k (8%) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,414 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.75% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.35×
• Total profit: $16,180
• Equity at exit: $76,085

10-year hold

• IRR: 8.8%
• Equity multiple: 2.36×
• Total profit: $63,026
• Equity at exit: $118,751

Cash invested: $46,200 (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 29810

• Home prices YoY: 2.3%
• Active inventory: 18
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-86

Break-even live

Break-even rent $1,342

Max offer price $149,891

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-18
   days on market $165,000 Active 124 DOM
2. 2026-06-17
   days on market $165,000 Active 123 DOM
3. 2026-06-16
   days on market $165,000 Active 122 DOM
4. 2026-06-15
   days on market $165,000 Active 121 DOM
5. 2026-06-13
   days on market $165,000 Active 119 DOM
6. 2026-06-12
   days on market $165,000 Active 118 DOM
7. 2026-06-09
   days on market $165,000 Active 115 DOM
8. 2026-06-08
   days on market $165,000 Active 114 DOM
9. 2026-06-08
   days on market $165,000 Active 113 DOM
10. 2026-06-07
    days on market $165,000 Active 112 DOM
11. 2026-06-04
    days on market $165,000 Active 109 DOM
12. 2026-06-02
    days on market $165,000 Active 108 DOM
13. 2026-06-01
    days on market $165,000 Active 107 DOM
14. 2026-05-31
    days on market $165,000 Active 106 DOM
15. 2026-05-15
    status Active
16. 2026-05-15
    price $165,000
17. 2026-05-08
    status Active 494-char remark

    Show marketing remark (494 chars)

    Welcome to this spacious Brick Home in residential Allendale, SC. Across the street from USC Salkehatchie, right off of Main Street, and close to all town conveniences/attractions. Home features open concept living area with wood-burning fireplace and mantle, newly installed front-of-house sunroom, play room/extra Room, and a 2 car-carport in back. New doors, roof and HVAC all less than 5 years old. New plumbing throughout house. Seller is open to conveying furniture. Turn-key opportunity.

18. 2026-05-06
    status Active 494-char remark

    Show marketing remark (494 chars)

    Welcome to this spacious Brick Home in residential Allendale, SC. Across the street from USC Salkehatchie, right off of Main Street, and close to all town conveniences/attractions. Home features open concept living area with wood-burning fireplace and mantle, newly installed front-of-house sunroom, play room/extra Room, and a 2 car-carport in back. New doors, roof and HVAC all less than 5 years old. New plumbing throughout house. Seller is open to conveying furniture. Turn-key opportunity.

19. 2026-05-06
    price $165,000 494-char remark

    Show marketing remark (494 chars)

    Welcome to this spacious Brick Home in residential Allendale, SC. Across the street from USC Salkehatchie, right off of Main Street, and close to all town conveniences/attractions. Home features open concept living area with wood-burning fireplace and mantle, newly installed front-of-house sunroom, play room/extra Room, and a 2 car-carport in back. New doors, roof and HVAC all less than 5 years old. New plumbing throughout house. Seller is open to conveying furniture. Turn-key opportunity.

20. 2026-05-01
    historical
21. 2026-01-30
    listed $180,000 Active

    Show marketing remark (494 chars)

    Welcome to this spacious Brick Home in residential Allendale, SC. Across the street from USC Salkehatchie, right off of Main Street, and close to all town conveniences/attractions. Home features open concept living area with wood-burning fireplace and mantle, newly installed front-of-house sunroom, play room/extra Room, and a 2 car-carport in back. New doors, roof and HVAC all less than 5 years old. New plumbing throughout house. Seller is open to conveying furniture. Turn-key opportunity.

22. 2026-01-30
    listed $180,000 Active 494-char remark

    Show marketing remark (494 chars)

    Welcome to this spacious Brick Home in residential Allendale, SC. Across the street from USC Salkehatchie, right off of Main Street, and close to all town conveniences/attractions. Home features open concept living area with wood-burning fireplace and mantle, newly installed front-of-house sunroom, play room/extra Room, and a 2 car-carport in back. New doors, roof and HVAC all less than 5 years old. New plumbing throughout house. Seller is open to conveying furniture. Turn-key opportunity.

23. 2023-04-28
    soldstatus $170,000 Closed 329-char remark

    Show marketing remark (329 chars)

    Don't miss out on this beautiful 4 bedroom, 2 bathroom home in a great neighborhood in Allendale! Home features open concept living area with hardwood floors and a gorgeous wood burning fireplace and mantle. 2 year old shingle roof and upgrades make this home a wonderful move in ready option! You don't want to miss out on this!

24. 2023-04-24
    soldstatus $170,000
25. 2023-03-13
    status Pending 329-char remark

    Show marketing remark (329 chars)

    Don't miss out on this beautiful 4 bedroom, 2 bathroom home in a great neighborhood in Allendale! Home features open concept living area with hardwood floors and a gorgeous wood burning fireplace and mantle. 2 year old shingle roof and upgrades make this home a wonderful move in ready option! You don't want to miss out on this!

26. 2023-02-20
    listed $179,900 Active 329-char remark

    Show marketing remark (329 chars)

    Don't miss out on this beautiful 4 bedroom, 2 bathroom home in a great neighborhood in Allendale! Home features open concept living area with hardwood floors and a gorgeous wood burning fireplace and mantle. 2 year old shingle roof and upgrades make this home a wonderful move in ready option! You don't want to miss out on this!

27. 2020-06-30
    soldstatus $125,000
28. 2020-06-29
    soldstatus $125,000
29. 2020-06-29
    soldstatus $125,000
30. 2020-06-29
    soldstatus $125,000
31. 2020-04-27
    listed $125,000
32. 2020-04-27
    listed $125,000
33. 2020-04-26
    listed $125,000
34. 2020-02-07
    soldstatus $35,000
35. 2020-02-07
    soldstatus $35,000
36. 2020-02-07
    soldstatus $35,000
37. 2020-01-08
    listed $35,000
38. 2020-01-08
    listed $35,000
39. 2020-01-03
    listed $35,000
40. 2006-07-20
    soldstatus $73,200

ⓘ 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: $1,518 · $126/mo
• Projected year-2 tax: $1,518 · $126/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 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: $14,810
• − Mortgage interest: −$9,243
• − Property taxes: −$1,518
• − Insurance: −$825
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$4,800
• Taxable loss: −$3,945
• Est. tax savings @ 24.0%: +$947
• After-tax cash flow: $-80/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: Allendale 01
• NCES district ID: 4500750
• Math proficiency: 14% ▼ -10.00%
• Reading proficiency: 25% ▲ 4.00%
• Median HH income: $24,563
• Composite: 15.03/100
• National rank: #9355
• State rank: #75 of 80 in SC

Livability — Allendale

• Score: 53/100
• State rank: #337
• US rank: #24470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allendale, SC
• Population (ZIP): 3,571

Population outlook (Allendale County) Hauer SSP2

• Today (2025): 8,154 people
• By 2030: 7,487 · -8.2%
• By 2040: 6,216 · -23.8%
• By 2050: 5,277 · -35.3%
• By 2075: 3,993 · -51.0%
• By 2100: 3,427 · -58.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% Hispanic / Latino 17% White 14% Two or more races 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Greek 6% English 4% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Allendale

• 2024 margin: Solid D (+44.7) · D 71.6% · R 26.9% · Other 1.5%
• 2008→2024 swing: -7.0pp toward R · 2008: 51.7pp · 2024: 44.7pp
• All cycles: 2024: D+44.7 2020: D+52.4 2016: D+54.1 2012: D+57.3 2008: D+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 142.2881
• 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

+125.4% since first listed

26 events — show timeline

• 2026-05-15 Relisted — Charleston Trident MLS
• 2026-05-15 Price Changed $165,000 Charleston Trident MLS
• 2026-05-08 Relisted — LRMLS
• 2026-05-06 Relisted — LRMLS
• 2026-05-06 Price Changed $165,000 LRMLS
• 2026-05-01 Listing Removed — Charleston Trident MLS
• 2026-01-30 Listed $180,000 LRMLS
• 2026-01-30 Listed $180,000 Charleston Trident MLS
• 2023-04-28 Sold (MLS) $170,000 LRMLS
• 2023-04-24 Sold (Public Records) $170,000 Public Records
• 2023-03-13 Pending — LRMLS
• 2023-02-20 Listed $179,900 LRMLS
• 2020-06-30 Sold (Public Records) $125,000 Public Records
• 2020-06-29 Sold (MLS) $125,000 Hive MLS
• 2020-06-29 Sold (MLS) $125,000 AMLS
• 2020-06-29 Sold (MLS) $125,000 Hive MLS
• 2020-04-27 Listed $125,000 Hive MLS
• 2020-04-27 Listed $125,000 Hive MLS
• 2020-04-26 Listed $125,000 AMLS
• 2020-02-07 Sold (MLS) $35,000 Hive MLS
• 2020-02-07 Sold (MLS) $35,000 AMLS
• 2020-02-07 Sold (MLS) $35,000 Hive MLS
• 2020-01-08 Listed $35,000 Hive MLS
• 2020-01-08 Listed $35,000 Hive MLS
• 2020-01-03 Listed $35,000 AMLS
• 2006-07-20 Sold (Public Records) $73,200 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,518 · +104.2% YoY. Source: county tax records.