740 Railroad Ave · Elloree, SC 29047

$85,000

3 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 69 Days on market

Built 1970 0.28 ac lot Est $135k · 37% under ↓ 15% since listing

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.4/10.0
• Schools +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

MOTIVATED SELLER. FOR SALE AS IS property. Owner will not make repairs. Bring best offer. House is fully furnished. All furniture goes with the home. Walking distance to downtown shopping etc.

Key facts

• 0.28 acre lot
• Built 1970
• Listed 68 days

Tags

• WALKING DISTANCE TO DOWNTOWN

Property features AI

Exterior

• Parking: Public maintained paved road access
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Propane available; Water available; Sewer available
• Home design: House; One level
• Construction: Brick construction; Metal roof; Crawl space foundation; Built as a single-family residence
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Cooktop; Oven; Range
• Bedrooms: Walk-in closet(s)
• Flooring: Carpet; Laminate; Linoleum; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Propane heating
• Interior features: Eat-in kitchen; Pantry; Storage; Walk-in closet(s); Blinds and window coverings; Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 3.8% in Elloree — 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 52/100 on livability (#343 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Market conditions: 53 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.8% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.02% ✓
• Cap rate: 16.87%
• Cash-on-cash: 37.79%
• DSCR: 2.68
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $134,568
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
739 Hardware St	0.05mi	3/2.0	1,550 (+2%)	16mo	$138,500	$89	78
325 Stack Ave	0.69mi	4/2.0 (+1)	1,470 (-3%)	24mo	$63,000	$43	36

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

Projected returns pro-forma

2.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.1%
• Equity multiple: 3.41×
• Total profit: $57,302
• Equity at exit: $37,461

10-year hold

• IRR: 43.1%
• Equity multiple: 6.80×
• Total profit: $138,040
• Equity at exit: $57,150

Cash invested: $23,800 (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 29047

• Home prices YoY: 1.6%
• Active inventory: 53
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$124 /mo · $1,484/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $750

Break-even live

Break-even rent $766

Max offer price $85,000

Occupancy floor 51%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $85,000 Active 69 DOM
2. 2026-06-18
   days on market $85,000 Active 68 DOM
3. 2026-06-17
   days on market $85,000 Active 67 DOM
4. 2026-06-16
   days on market $85,000 Active 66 DOM
5. 2026-06-15
   days on market $85,000 Active 65 DOM
6. 2026-06-14
   days on market $85,000 Active 63 DOM
7. 2026-06-12
   days on market $85,000 Active 62 DOM
8. 2026-06-09
   days on market $85,000 Active 59 DOM
9. 2026-06-08
   days on market $85,000 Active 58 DOM
10. 2026-06-07
    days on market $85,000 Active 57 DOM
11. 2026-06-07
    days on market $85,000 Active 56 DOM
12. 2026-06-04
    days on market $85,000 Active 53 DOM
13. 2026-06-02
    days on market $85,000 Active 52 DOM
14. 2026-06-01
    days on market $85,000 Active 51 DOM
15. 2026-05-31
    days on market $85,000 Active 50 DOM
16. 2026-05-31
    days on market $85,000 Active 49 DOM
17. 2026-04-22
    price $85,000
18. 2026-04-12
    listed $99,750 Active

ⓘ 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: $1,484 · $124/mo
• Projected year-2 tax: $1,484 · $124/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 7/10 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: $20,572
• − Mortgage interest: −$4,761
• − Property taxes: −$1,484
• − Insurance: −$425
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$2,473
• Taxable income: $8,138
• Est. tax owed @ 24.0%: −$1,953
• After-tax cash flow: $7,041/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 — Elloree

• Score: 52/100
• State rank: #343
• US rank: #24710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elloree, SC
• City population: 3,745
• Population (ZIP): 3,745

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 (53%)
• Race & ethnicity: Black 53% White 42% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 1% Russian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · 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: ▲ 2.84%
• Current HPI: 175.3194
• 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

-14.8% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $85,000 SBOR
• 2026-04-12 Listed $99,750 SBOR

Property tax history

+0.3%/yr

Latest (2024): $1,484 · +14.0% YoY. Source: county tax records.