2796 Charleston Hwy · Wilkinson Heights, SC 29115

$50,000

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 195 Days on market

Built 1950 0.48 ac lot ↓ 23% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors Dream! Cozy 2-bedroom, 1-bath home with over 700 sq. ft. situated on a spacious half-acre lot in Orangeburg. Property needs some TLC and is being sold as-is—perfect opportunity for investors or handy buyers looking for their next project. Great potential as a rental, flip, or starter home once renovated. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 0.48 acre lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached carport; One garage/carport space
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Wood exterior finish; Paved road access

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on the main level; Second bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Window air-conditioning units; Gas heating serving the first level
• Interior features: Family room on the main level; Kitchen on the main level; Washer and dryer located on the main level
• Laundry & utility: Washer/Dryer on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#319 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment F.
• Market conditions: 226 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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.
6. 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.
7. 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: 1.99% ✓
• Cap rate: 16.75%
• Cash-on-cash: 37.36%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.3%
• Equity multiple: 2.41×
• Total profit: $19,676
• Equity at exit: $7,455

10-year hold

• IRR: 40.3%
• Equity multiple: 4.78×
• Total profit: $52,954
• Equity at exit: $4,323

Cash invested: $14,000 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $436

Break-even live

Break-even rent $445

Max offer price $50,000

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $50,000 Active 195 DOM
2. 2026-06-18
   days on market $50,000 Active 194 DOM
3. 2026-06-17
   days on market $50,000 Active 193 DOM
4. 2026-06-16
   days on market $50,000 Active 192 DOM
5. 2026-06-15
   days on market $50,000 Active 191 DOM
6. 2026-06-14
   days on market $50,000 Active 189 DOM
7. 2026-06-12
   days on market $50,000 Active 188 DOM
8. 2026-06-09
   days on market $50,000 Active 185 DOM
9. 2026-06-08
   days on market $50,000 Active 184 DOM
10. 2026-06-07
    days on market $50,000 Active 183 DOM
11. 2026-06-07
    days on market $50,000 Active 182 DOM
12. 2026-06-04
    days on market $50,000 Active 179 DOM
13. 2026-06-02
    days on market $50,000 Active 178 DOM
14. 2026-06-01
    days on market $50,000 Active 177 DOM
15. 2026-05-31
    days on market $50,000 Active 176 DOM
16. 2026-05-31
    days on market $50,000 Active 175 DOM
17. 2026-05-20
    price $50,000
18. 2026-05-19
    status Active
19. 2026-03-21
    status Pending
20. 2026-03-06
    historical Active - Contingent
21. 2026-03-05
    price $55,000
22. 2025-12-10
    price $60,000
23. 2025-10-08
    listed $65,000 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: $818 · $68/mo
• Projected year-2 tax: $818 · $68/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: $11,956
• − Mortgage interest: −$2,801
• − Property taxes: −$818
• − Insurance: −$250
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$1,455
• Taxable income: $4,719
• Est. tax owed @ 24.0%: −$1,133
• After-tax cash flow: $4,098/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 — Wilkinson Heights

• Score: 54/100
• State rank: #319
• US rank: #23798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 27,179
• Population (ZIP): 27,179

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -56.65%
• Current HPI: 150.823
• 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

-23.1% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $50,000 Consolidated MLS
• 2026-05-19 Relisted — Consolidated MLS
• 2026-03-21 Pending — Consolidated MLS
• 2026-03-06 Contingent — Consolidated MLS
• 2026-03-05 Price Changed $55,000 Consolidated MLS
• 2025-12-10 Price Changed $60,000 Consolidated MLS
• 2025-10-08 Listed $65,000 Consolidated MLS

Property tax history

+3.2%/yr

Latest (2024): $818 · +19.5% YoY. Source: county tax records.