450 Edward St · Branchville, SC 29432

$99,000

3 bd · 1.0 ba · 1,564 sqft · SingleFamily · 16 Days on market

Built 1940 Fair condition 0.88 ac lot

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

The other tax map # is 0191-11-17-001. Living in town but like the country. Comfortable home with nice front porch and nice screen porch on back. Nice backyard with nice trees for shade. Fig bush and deep lot that goes back to back street. Storage buildings. Workshop with electricity and could be an office also. Lots of potentials.

Key facts

• Spacious double lot
• Large workshop
• 0.88 acre lot

Tags

• SPACIOUS DOUBLE LOT
• LARGE WORKSHOP

Property features AI

Finance

• Other: Lot is approximately 0.879 acre; Paved road access

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; Facing direction not specified; Entry level: Main
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Master bedroom on main level; Second bedroom on main level; Third bedroom on main level
• Bathrooms: One full bathroom on main level
• Heating & cooling: Central heating; Central cooling
• Interior features: Family room on main level; Kitchen on main level
• Laundry & utility: Washer/dryer area on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#128 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: schools C-, amenities F, commute F.
• Market conditions: 13 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 $5k of equity ($684 loan paydown + $4k appreciation (3.9% 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 (3.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 16 days — a 2% lower offer ($98k) 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 $51k; list at $99k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $97,515 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.55%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.43×
• Total profit: $39,595
• Equity at exit: $49,587

10-year hold

• IRR: 24.1%
• Equity multiple: 4.72×
• Total profit: $103,257
• Equity at exit: $80,623

Cash invested: $27,720 (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 29432

• Home prices YoY: 2.2%
• Active inventory: 13
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $359

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 68%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-10
   status Pending
2. 2026-04-25
   historical Active - Contingent
3. 2026-04-25
   status Active
4. 2026-04-24
   historical
5. 2026-04-23
   listed $99,000 Active
6. 2015-06-15
   soldstatus $51,000 Closed 340-char remark

   Show marketing remark (340 chars)

   The other tax map # is 0191-11-17-001. Living in town but like the country. Comfortable home with nice front porch and nice screen porch on back. Nice backyard with nice trees for shade. Fig bush and deep lot that goes back to back street. Storage buildings. Workshop with electricity and could be an office also. Lots of potentials.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $15,849
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,880
• Taxable income: $2,908
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $3,613/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bath home in Branchville requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, exterior paint, flooring, and interior wall paint. Landscaping and curb appeal can also be enhanced to boost its resale and rental potential.

Repairs flagged

• Major kitchen cabinets — severely outdated and worn
• Major bathroom fixtures — small, outdated and in poor condition
• Moderate exterior paint — yellow siding with some discoloration
• Major flooring — carpeted living areas in poor condition
• Moderate interior wall paint — paint peeling in some areas
• Minor windows — some screens missing

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale replace kitchen cabinets — modernizes the space
• Resale update bathroom fixtures — modernizes the space
• Resale repair flooring — improves living space
• Resale repair interior wall paint — enhances interior appearance
• Both landscaping — enhances curb appeal and creates a welcoming environment

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and worn	Major	$15,000–50,000
bathroom fixtures · small, outdated and in poor condition	Major	$15,000–50,000
exterior paint · yellow siding with some discoloration	Moderate	$3,000–15,000
flooring · carpeted living areas in poor condition	Major	$15,000–50,000
interior wall paint · paint peeling in some areas	Moderate	$3,000–15,000
windows · some screens missing	Minor	$500–3,000
Total estimated repair cost · 6 items		$51,500–183,000

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale replace kitchen cabinets — modernizes the space ↑
• Resale update bathroom fixtures — modernizes the space ↑
• Resale repair flooring — improves living space ↑
• Resale repair interior wall paint — enhances interior appearance ↑
• Both landscaping — enhances curb appeal and creates a welcoming environment ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Branchville

• Score: 65/100
• State rank: #128
• US rank: #12447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Branchville, SC
• Population (ZIP): 2,422

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 White (62%)
• Race & ethnicity: White 62% Black 34% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 0%
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 3.89%
• Current HPI: 183.8555
• 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

+94.1% since first listed

6 events — show timeline

• 2026-05-10 Pending — Consolidated MLS
• 2026-04-25 Contingent — Consolidated MLS
• 2026-04-25 Relisted — Consolidated MLS
• 2026-04-24 Delisted — Consolidated MLS
• 2026-04-23 Listed $99,000 Consolidated MLS
• 2015-06-15 Sold (MLS) $51,000 Charleston Trident MLS