748 Sinker Ln · Santee, SC 29142

$284,990

4 bd · 2.5 ba · 1,680 sqft · SingleFamily · 30 Days on market

Built 2026 7,405 sqft lot Est $314k · 9% under $75/mo HOA · 4% of rent ↓ 2% 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).

• ARV discount +11.7/15.0
• Cash flow +7.0/30.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Welcome to Somerset! A new home community where you can feel confident in owning a new home with simple living and space to relax in Santee. Ready in July! The Birch quick move-in offers space and style. Enter through the two-car garage or foyer and find a light-filled, airy floor plan. The great room comes equipped with luxury vinyl plank flooring and flows into the dinette and kitchen area featuring an island, granite countertops and stainless steel appliances. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 4 bedrooms with ample closet space, and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath keeps you connected to the rest of the home while providing peaceful privacy. Enjoy the warm Carolina weather on your covered porch! This quick move-in won't last long. Receive up to $10,000 in closing cost assistance with use of NVR Mortgage! *

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Community pool; Community dog park; HOA fee $900 annually

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer
• Home design: Single-family detached home; Two stories; Residential property
• Construction: No other structures on property
• Exterior features: Architectural roof; Wooded lot; Lot under 0.5 acre; Covered porch

Interior

• Kitchen: Granite countertops; Stainless steel appliances; Electric range; Microwave; Dishwasher; Disposal
• Bedrooms: 4 bedrooms; Primary bedroom located on the lower level with walk-in closet
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Electric heating
• Interior features: Smooth ceilings; Kitchen island; Walk-in closets; Open living/dining layout

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (28.0% below list).
• Recommended offer: $205k (28.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Zoned schools: Vance-Providence Elementary (math 10%, 229 students, 100% FRL); Holly Hill-Roberts Middle (math 15%, 418 students, 100% FRL).
• Market conditions: 161 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.5% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $205,113 (28.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 0.72% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.38%
• DSCR: 0.72
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $314,160
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
196 Fargo Dr	0.26mi	4/2.5	1,680 (0%)	14mo	$314,990	$187	76
220 Fargo Dr	0.05mi	3/3.0 (-1)	1,910 (+14%)	2mo	$298,500	$156	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.18×
• Total profit: $14,602
• Equity at exit: $135,810

10-year hold

• IRR: 6.3%
• Equity multiple: 2.02×
• Total profit: $81,238
• Equity at exit: $215,465

Cash invested: $79,797 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 161
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,051 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$75
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-424

Break-even live

Break-even rent $2,588

Max offer price $223,621

Occupancy floor —

Sensitivity live

Price	-10% $-227	-5% $-326	+0% $-424	+5% $-523	+10% $-621
Rent	-10% $-586	-5% $-505	+0% $-424	+5% $-343	+10% $-262
Rate	-1.0pp $-281	-0.5pp $-352	base $-424	+0.5pp $-498	+1.0pp $-573

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: $71,248
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	25d	1	1.09mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	25d	1	1.32mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 17 events

1. 2026-06-16
   status $284,990 Pending 30 DOM
2. 2026-06-15
   days on market $284,990 Active 30 DOM
3. 2026-06-14
   days on market $284,990 Active 28 DOM
4. 2026-06-12
   days on market $284,990 Active 27 DOM
5. 2026-06-09
   days on market $284,990 Active 24 DOM
6. 2026-06-08
   days on market $284,990 Active 23 DOM
7. 2026-06-07
   days on market $284,990 Active 22 DOM
8. 2026-06-07
   days on market $284,990 Active 21 DOM
9. 2026-06-04
   days on market $284,990 Active 18 DOM
10. 2026-06-02
    days on market $284,990 Active 17 DOM
11. 2026-06-01
    days on market $284,990 Active 16 DOM
12. 2026-05-31
    days on market $284,990 Active 15 DOM
13. 2026-05-31
    days on market $284,990 Active 14 DOM
14. 2026-05-24
    price $284,990 934-char remark

    Show marketing remark (934 chars)

    Welcome to Somerset! A new home community where you can feel confident in owning a new home with simple living and space to relax in Santee. Ready in July! The Birch quick move-in offers space and style. Enter through the two-car garage or foyer and find a light-filled, airy floor plan. The great room comes equipped with luxury vinyl plank flooring and flows into the dinette and kitchen area featuring an island, granite countertops and stainless steel appliances. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 4 bedrooms with ample closet space, and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath keeps you connected to the rest of the home while providing peaceful privacy. Enjoy the warm Carolina weather on your covered porch! This quick move-in won't last long. Receive up to $10,000 in closing cost assistance with use of NVR Mortgage! *

15. 2026-05-22
    price $284,990
16. 2026-05-17
    listed $289,990 Active 934-char remark

    Show marketing remark (934 chars)

    Welcome to Somerset! A new home community where you can feel confident in owning a new home with simple living and space to relax in Santee. Ready in July! The Birch quick move-in offers space and style. Enter through the two-car garage or foyer and find a light-filled, airy floor plan. The great room comes equipped with luxury vinyl plank flooring and flows into the dinette and kitchen area featuring an island, granite countertops and stainless steel appliances. Upstairs, the generous space continues, with a broad stairway that leads to an open landing, 4 bedrooms with ample closet space, and a full bath. The luxurious owner's suite, with its walk-in closet and dual vanity bath keeps you connected to the rest of the home while providing peaceful privacy. Enjoy the warm Carolina weather on your covered porch! This quick move-in won't last long. Receive up to $10,000 in closing cost assistance with use of NVR Mortgage! *

17. 2026-05-16
    listed $289,990 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: $24,614
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − HOA: −$900
• − Depreciation: −$8,291
• Taxable loss: −$10,179
• Est. tax savings @ 24.0%: +$2,443
• After-tax cash flow: $-2,646/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)

No district data.

Livability — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, SC
• Population (ZIP): 4,658

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.47%
• Current HPI: 193.5623
• 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

-1.7% since first listed

4 events — show timeline

• 2026-05-24 Price Changed $284,990 Zillow
• 2026-05-22 Price Changed $284,990 Charleston Trident MLS
• 2026-05-17 Listed $289,990 Zillow
• 2026-05-16 Listed $289,990 Charleston Trident MLS