522 James St · Bishopville, SC 29010

$100,000

4 bd · 2.0 ba · 1,188 sqft · SingleFamily · 124 Days on market

0.50 ac lot

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Why this score? — see what drove the C 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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Appreciation +4.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Don't miss this incredible opportunity for a starter home close to downtown with an incredibly newly updated interior, and includes over a half acre of land for growth and expansion. This is an amazing newly renovated 4 bedroom, 2 bathroom single family, which maintains its historic integrity and features. A stove and refrigerator are included. There are no homeowners association fees. There is fresh paint, updated electrical, new subfloors and linoleum flooring, and washer dryer connection, with a detached carport, and option for a new HVAC system or installation of a new HVaC system. This older home is built to last with modern updates. Enjoy outdoor gatherings in the large backyard sitti

Key facts

• Detached carport
• Updated sub-floors
• Remodeled kitchen

Tags

• OVER A HALF ACRE
• UPDATED SUB-FLOORS
• REMODELED KITCHEN
• FRONT PORCH
• WASHER AND DRYER CONNECTION
• DETACHED CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#307 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Lee 01 (rural): math 10% / reading 23% proficiency, ranked #78 of 80 in SC (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dennis Elementary (math 12% / reading 12%, grade F, #572 of 597 statewide, top 97%, 393 students, 100% FRL); Lee Central Middle (math 2% / reading 17%, grade F, #223 of 229 statewide, top 97%, 358 students, 100% FRL); Lee Central High (math 12% / reading 52%, grade F, #187 of 196 statewide, top 96%, 450 students, 100% FRL) — zoned schools average 100% FRL vs 84% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 30 active listings in the ZIP; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $511 of equity ($691 loan paydown + $-180 appreciation (-0.2% local appreciation)).
• Lee County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.26×
• Total profit: $7,277
• Equity at exit: $28,142

10-year hold

• IRR: 10.9%
• Equity multiple: 2.17×
• Total profit: $32,780
• Equity at exit: $33,121

Cash invested: $28,000 (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 29010

• Home prices YoY: -0.1%
• Active inventory: 30
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $173

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 79%

Sensitivity live

Price	-10% $242	-5% $208	+0% $173	+5% $139	+10% $104
Rent	-10% $87	-5% $130	+0% $173	+5% $216	+10% $260
Rate	-1.0pp $224	-0.5pp $199	base $173	+0.5pp $147	+1.0pp $121

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-02
   days on market $100,000 Active 124 DOM
2. 2026-06-01
   days on market $100,000 Active 123 DOM
3. 2026-05-31
   days on market $100,000 Active 122 DOM
4. 2026-05-30
   days on market $100,000 Active 121 DOM
5. 2026-03-13
   status Pending
6. 2026-02-24
   listed $100,000 Active
7. 2026-01-29
   listed $100,000 Active
8. 2019-12-02
   listed $20,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,127
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,909
• Taxable income: $516
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $1,954/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: Lee 01
• NCES district ID: 4502670
• Math proficiency: 10% ▼ -8.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $28,700
• Composite: 12.93/100
• National rank: #9583
• State rank: #78 of 80 in SC

Livability — Bishopville

• Score: 55/100
• State rank: #307
• US rank: #23408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,564

Population outlook (Lee County) Hauer SSP2

• Today (2025): 15,822 people
• By 2030: 14,703 · -7.1%
• By 2040: 12,434 · -21.4%
• By 2050: 10,603 · -33.0%
• By 2075: 8,103 · -48.8%
• By 2100: 6,932 · -56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (61%)
• Race & ethnicity: Black 61% White 35% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Lee

• 2024 margin: D (+17.7) · D 55.8% · R 38.1% · Other 6.1%
• 2008→2024 swing: -13.9pp toward R · 2008: 31.5pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+27.5 2016: D+29.4 2012: D+35.3 2008: D+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.18%
• Current HPI: 120.6432
• 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

+400.0% since first listed

4 events — show timeline

• 2026-03-13 Pending — Consolidated MLS
• 2026-02-24 Listed $100,000 Consolidated MLS
• 2026-01-29 Listed $100,000 ForSaleByOwner.com
• 2019-12-02 Listed $20,000 Consolidated MLS