116 Main St · North, SC 29112

$112,500

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 151 Days on market

Built 1960 0.31 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 +17.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Really nice home, affordable-lots of updates including added 2nd full bathroom-New roof and HVAC, LVP floor throughout - Really nice front porch -big fenced yard- City water and sewer - House is in great condition - Small town living at its best. Call agent for more information - Show this and it will sell itself!!!! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Lvp floor
• New hvac
• Big fenced yard

Tags

• ADDED 2ND FULL BATHROOM
• NEW ROOF
• NEW HVAC
• LVP FLOOR
• BIG FENCED YARD
• CITY WATER

Property features AI

Exterior

• Utilities: Public sewer; Public water
• Home design: Single-story home; Crawlspace foundation
• Construction: Crawlspace foundation
• Exterior features: Block and vinyl exterior; Paved road access; Public water

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump serving the first level (heating and cooling)
• Interior features: Total heated area 936

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (6.9% below list).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#280 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, amenities F, commute F.
• Market conditions: 33 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 $12k of equity ($778 loan paydown + $11k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $99,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1960 — 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. 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: 0.93% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 3.12×
• Total profit: $66,931
• Equity at exit: $101,349

10-year hold

• IRR: 23.4%
• Equity multiple: 7.12×
• Total profit: $192,627
• Equity at exit: $218,563

Cash invested: $31,500 (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 29112

• Home prices YoY: 11.7%
• Active inventory: 33
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$102 /mo · $1,218/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $89

Break-even live

Break-even rent $935

Max offer price $112,500

Occupancy floor 86%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-09
   status $112,500 Pending 151 DOM
2. 2026-06-08
   days on market $112,500 Active 151 DOM
3. 2026-06-07
   days on market $112,500 Active 150 DOM
4. 2026-06-07
   days on market $112,500 Active 149 DOM
5. 2026-06-04
   days on market $112,500 Active 146 DOM
6. 2026-06-02
   days on market $112,500 Active 145 DOM
7. 2026-06-01
   days on market $112,500 Active 144 DOM
8. 2026-05-31
   days on market $112,500 Active 143 DOM
9. 2026-05-31
   days on market $112,500 Active 142 DOM
10. 2026-04-20
    price $112,500
11. 2026-01-08
    listed $125,000 Active
12. 2025-10-19
    historical
13. 2025-06-06
    price $115,000
14. 2025-05-12
    price $120,000
15. 2025-04-19
    listed $125,000 Active
16. 2025-03-02
    status Pending
17. 2025-03-02
    historical
18. 2024-12-03
    status Active
19. 2024-11-30
    historical
20. 2024-10-14
    status Active
21. 2024-09-26
    price $110,900

ⓘ 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: $1,218 · $102/mo
• Projected year-2 tax: $1,218 · $102/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 · 16 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: $12,568
• − Mortgage interest: −$6,302
• − Property taxes: −$1,218
• − Insurance: −$562
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$3,273
• Taxable loss: −$798
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $1,260/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 — North

• Score: 57/100
• State rank: #280
• US rank: #21976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North, SC
• Population (ZIP): 3,718

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 (50%)
• Race & ethnicity: White 50% Black 45% Two or more races 3% Hispanic / Latino 1% Native American 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2% Arabic 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: ▲ 24.57%
• Current HPI: 234.04
• 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

+1.4% since first listed

12 events — show timeline

• 2026-04-20 Price Changed $112,500 Consolidated MLS
• 2026-01-08 Listed $125,000 Consolidated MLS
• 2025-10-19 Delisted — Consolidated MLS
• 2025-06-06 Price Changed $115,000 Consolidated MLS
• 2025-05-12 Price Changed $120,000 Consolidated MLS
• 2025-04-19 Listed $125,000 Consolidated MLS
• 2025-03-02 Pending — Charleston Trident MLS
• 2025-03-02 Listing Removed — Charleston Trident MLS
• 2024-12-03 Relisted — Charleston Trident MLS
• 2024-11-30 Listing Removed — Charleston Trident MLS
• 2024-10-14 Relisted — Charleston Trident MLS
• 2024-09-26 Price Changed $110,900 Charleston Trident MLS

Property tax history

+2.5%/yr

Latest (2024): $1,218 · +15.1% YoY. Source: county tax records.