211 Rosenwald Rd · Society Hill, SC 29593

$135,500

2 bd · 1.0 ba · 883 sqft · Other public records · 90 Days on market

Built 1986 0.50 ac lot

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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).

• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

Charming country setting recently renovated 3 bedrooms, 1 bath home on half acre lot. Hardwood floors throughout the house. Screened in back porch. Fenced in yard. New vapor barrier and roof 2023. Call today for a showing.

Key facts

• Fenced yard
• Screened porch
• Recent improvements

Tags

• SCREENED PORCH
• FENCED YARD
• LUXURY VINYL PLANK FLOORING
• RECENT IMPROVEMENTS
• HALF AN ACRE

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Septic tank
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Shingle roof; Built area above grade: 960
• Exterior features: Porch; Screened porch

Interior

• Kitchen: Microwave; Range
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Insulated windows; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $136k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (34.4% below list).
• Recommended offer: $89k (34.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#234 in SC) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment D-.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rosenwald Elementary/Middle (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 130 students, 100% FRL); Darlington Middle (math 21% / reading 28%, grade F, #166 of 229 statewide, top 72%, 919 students, 100% FRL); Darlington High (math 49% / reading 73%, grade C+, #105 of 196 statewide, top 54%, 1,054 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 195 units permitted in Darlington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($937 loan paydown + $4k appreciation (3.2% local appreciation)).
• Darlington County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, 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 90 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,929 (34.4% 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 90 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. 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: 0.66% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.25×
• Total profit: $9,666
• Equity at exit: $62,239

10-year hold

• IRR: 7.5%
• Equity multiple: 2.15×
• Total profit: $43,818
• Equity at exit: $96,950

Cash invested: $37,940 (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 29593

• Home prices YoY: 2.9%
• Active inventory: 5
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$711
• Tax from tax record: −$59 /mo · $702/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $-123

Break-even live

Break-even rent $1,045

Max offer price $113,767

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-85	+0% $-123	+5% $-161	+10% $-200
Rent	-10% $-193	-5% $-158	+0% $-123	+5% $-88	+10% $-53
Rate	-1.0pp $-55	-0.5pp $-89	base $-123	+0.5pp $-158	+1.0pp $-194

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: $33,875
• Closing costs: $4,065
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $135,500 Active 90 DOM
2. 2026-06-19
   days on market $135,500 Active 88 DOM
3. 2026-06-18
   days on market $135,500 Active 87 DOM
4. 2026-06-17
   days on market $135,500 Active 86 DOM
5. 2026-06-16
   days on market $135,500 Active 85 DOM
6. 2026-06-15
   days on market $135,500 Active 84 DOM
7. 2026-06-14
   days on market $135,500 Active 82 DOM
8. 2026-06-13
   days on market $135,500 Active 81 DOM
9. 2026-06-10
   days on market $135,500 Active 79 DOM
10. 2026-06-09
    days on market $135,500 Active 78 DOM
11. 2026-06-08
    days on market $135,500 Active 77 DOM
12. 2026-06-07
    days on market $135,500 Active 76 DOM
13. 2026-06-05
    days on market $135,500 Active 73 DOM
14. 2026-06-03
    days on market $135,500 Active 72 DOM
15. 2026-06-02
    days on market $135,500 Active 71 DOM
16. 2026-06-01
    days on market $135,500 Active 70 DOM
17. 2026-05-31
    days on market $135,500 Active 69 DOM
18. 2026-05-30
    days on market $135,500 Active 68 DOM
19. 2026-05-13
    price $135,500
20. 2026-03-10
    listed $149,900 Active
21. 2023-06-05
    soldstatus $135,000
22. 2023-05-31
    soldstatus 222-char remark

    Show marketing remark (222 chars)

    Charming country setting recently renovated 3 bedrooms, 1 bath home on half acre lot. Hardwood floors throughout the house. Screened in back porch. Fenced in yard. New vapor barrier and roof 2023. Call today for a showing.

23. 2022-11-30
    listed $135,000 222-char remark

    Show marketing remark (222 chars)

    Charming country setting recently renovated 3 bedrooms, 1 bath home on half acre lot. Hardwood floors throughout the house. Screened in back porch. Fenced in yard. New vapor barrier and roof 2023. Call today for a showing.

ⓘ 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: $702 · $59/mo
• Projected year-2 tax: $772 · $64/mo
• Expected delta: +$70/yr (+$6/mo · 10.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,671
• − Mortgage interest: −$7,590
• − Property taxes: −$702
• − Insurance: −$678
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$3,942
• Taxable loss: −$3,948
• Est. tax savings @ 24.0%: +$947
• After-tax cash flow: $-529/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)

• District: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 of 80 in SC

Livability — Society Hill

• Score: 59/100
• State rank: #234
• US rank: #19705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,756

Population outlook (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Black 42% Two or more races 3%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%

Political lean MEDSL · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.17%
• Current HPI: 112.2486
• 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

+0.4% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $135,500 RAGPD
• 2026-03-10 Listed $149,900 RAGPD
• 2023-06-05 Sold (Public Records) $135,000 Public Records
• 2023-05-31 Sold (MLS) — RAGPD
• 2022-11-30 Listed $135,000 RAGPD

Property tax history

+2.5%/yr

Latest (2025): $702 · +1.7% YoY. Source: county tax records.