361 Tyson St · Estill, SC 29918

$140,000

3 bd · 1.0 ba · 1,342 sqft · SingleFamily public records · 36 Days on market

Built 1999 6,570 sqft lot Est $177k · 21% under

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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 +15.0/15.0
• Cash flow +9.8/30.0
• Appreciation +5.8/10.0
• Schools +5.0/10.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to your new Lowcountry home in the small town of Estill where you can enjoy peace and tranquility. This 1,342 sqft home offers ample space for your family with 3 bedrooms and 2 bathrooms. With this affordable price it is an excellent opportunity for first time home buyers to own a home in South Carolina.

Key facts

• 6,570 sq ft lot
• Built 1999
• Listed 36 days

Property features AI

Finance

• Other: Parcel number 069-01-09-005
• Financial info: Annual property tax approximately $2,041

Exterior

• Home design: Single-family property; Total building area about 1,342
• Exterior features: Residential zoning; Lot approximately 0.15 acres (about 6,570 sq ft)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: 2 total bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (21.1% below list).
• Recommended offer: $111k (21.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#286 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, crime F, amenities F.
• Market conditions: 13 active listings in the ZIP; 13 units permitted in Hampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($968 loan paydown + $2k appreciation (1.6% local appreciation)).
• Hampton County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($136k) 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.
• Current owner paid $55k; list at $140k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $110,511 (21.1% 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 36 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.79% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $177,144
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
372 Tison Ave	0.03mi	3/2.0	1,247 (-7%)	19mo	$165,000	$132	67
375 Johnston Ave N	0.59mi	2/1.0 (-1)	1,391 (+4%)	16mo	$85,000	$61	48

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

Projected returns pro-forma

1.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $1,449
• Equity at exit: $52,603

10-year hold

• IRR: 5.0%
• Equity multiple: 1.66×
• Total profit: $25,984
• Equity at exit: $73,789

Cash invested: $39,200 (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 29918

• Home prices YoY: 1.2%
• Active inventory: 13
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-90

Break-even live

Break-even rent $1,218

Max offer price $124,178

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-50	+0% $-90	+5% $-129	+10% $-169
Rent	-10% $-177	-5% $-133	+0% $-90	+5% $-46	+10% $-2
Rate	-1.0pp $-19	-0.5pp $-54	base $-90	+0.5pp $-126	+1.0pp $-163

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $140,000 Active 36 DOM
2. 2026-06-18
   days on market $140,000 Active 33 DOM
3. 2026-06-17
   days on market $140,000 Active 32 DOM
4. 2026-06-16
   days on market $140,000 Active 31 DOM
5. 2026-06-15
   days on market $140,000 Active 30 DOM
6. 2026-06-14
   days on market $140,000 Active 28 DOM
7. 2026-06-13
   days on market $140,000 Active 27 DOM
8. 2026-06-10
   days on market $140,000 Active 25 DOM
9. 2026-06-09
   days on market $140,000 Active 24 DOM
10. 2026-06-08
    days on market $140,000 Active 23 DOM
11. 2026-06-07
    days on market $140,000 Active 22 DOM
12. 2026-06-02
    days on market $140,000 Active 17 DOM
13. 2026-06-01
    days on market $140,000 Active 16 DOM
14. 2026-05-31
    days on market $140,000 Active 15 DOM
15. 2026-05-30
    days on market $140,000 Active 14 DOM
16. 2026-05-16
    price $140,000
17. 2026-05-15
    listed $140,000 Active
18. 2025-10-23
    listed $150,000 Active
19. 2022-11-01
    soldstatus $55,000

ⓘ 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: $2,041 · $170/mo
• Projected year-2 tax: $2,041 · $170/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 5/10 Major
• 🌡 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: $13,261
• − Mortgage interest: −$7,842
• − Property taxes: −$2,041
• − Insurance: −$700
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$4,073
• Taxable loss: −$3,516
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $-231/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 — Estill

• Score: 56/100
• State rank: #286
• US rank: #22380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estill, SC
• City population: 4,777
• Population (ZIP): 4,777

Population outlook (Hampton County) Hauer SSP2

• Today (2025): 18,425 people
• By 2030: 17,448 · -5.3%
• By 2040: 15,308 · -16.9%
• By 2050: 13,370 · -27.4%
• By 2075: 9,521 · -48.3%
• By 2100: 6,347 · -65.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 31% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Hampton

• 2024 margin: Lean D (+6.4) · D 52.6% · R 46.2% · Other 1.3%
• 2008→2024 swing: -19.0pp toward R · 2008: 25.4pp · 2024: 6.4pp
• All cycles: 2024: D+6.4 2020: D+15.2 2016: D+19.1 2012: D+27.3 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.65%
• Current HPI: 142.3658
• 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

+154.5% since first listed

4 events — show timeline

• 2026-05-16 Price Changed $140,000 LRMLS
• 2026-05-15 Listed $140,000 LRMLS
• 2025-10-23 Listed $150,000 LRMLS
• 2022-11-01 Sold (Public Records) $55,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $2,041 · +3.0% YoY. Source: county tax records.