130 2nd St · Santee, SC 29142

$234,000

2 bd · 1.0 ba · 1,580 sqft · SingleFamily public records · 153 Days on market

Built 1945 10,018 sqft lot Est $322k · 27% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• Appreciation +6.7/10.0
• 1% rule +5.8/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you like fishing, swimming, boating this home not far from Lake Marion might be just the place for you. +/-1597sf. 1 story with 2 bedrooms and 2 baths. Nice size kitchen, family room with entertainment center on one end. Add Your Style and Make this Your Home or buy for Investment in Rental Property.

Key facts

• Fully renovated
• Spacious front yard
• Half-circle driveway

Tags

• FULLY RENOVATED
• SPACIOUS FRONT YARD
• HALF-CIRCLE DRIVEWAY
• WELCOMING BACK PORCH
• LARGE FOYER
• NEW FLOORING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic tank; Tri-County Electric service
• Home design: Single-family detached residence; One story; Fee simple ownership
• Construction: Metal roof
• Exterior features: Chain link fencing; Lot size between 0 and 0.5 acre; No other outbuildings/structures

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Other kitchen appliances included
• Bedrooms: 3 bedrooms; Primary bedroom on lower level with ceiling fan(s) and walk-in closet(s)
• Flooring: Luxury vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Smooth ceilings; Walk-in closets; Living/dining combo; Living room fireplace (one)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $234k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $234k).
• Recommended offer: $206k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.4% in Santee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Zoned schools: Elloree Elementary (math 10%, 387 students, 100% FRL); Holly Hill-Roberts Middle (math 15%, 418 students, 100% FRL).
• Market conditions: 154 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.5% 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 (3.5% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, 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 153 days — a 12% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.
• Current owner paid $19k; list at $234k implies a 1138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $205,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1945 — 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 D-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. 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?
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: 1.08% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.36%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $322,320
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
359 Green St	0.47mi	3/2.0 (+1)	1,800 (+14%)	6mo	$990,000	$550	41
119 Wateree Dr	0.64mi	3/2.0 (+1)	1,766 (+12%)	8mo	$297,500	$168	34
109 Saluda Dr	0.73mi	3/2.0 (+1)	1,744 (+10%)	17mo	$355,000	$204	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.07×
• Total profit: $70,045
• Equity at exit: $111,511

10-year hold

• IRR: 19.3%
• Equity multiple: 3.92×
• Total profit: $191,617
• Equity at exit: $176,914

Cash invested: $65,520 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,521 medium
• Mortgage (P&I): −$1,227
• Tax from tax record: −$102 /mo · $1,218/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $566

Break-even live

Break-even rent $1,805

Max offer price $234,000

Occupancy floor 73%

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: $58,500
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	23d	1	1.39mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	23d	1	1.41mi

Listing history 24 events

1. 2026-06-19
   days on market $234,000 Active 153 DOM
2. 2026-06-18
   days on market $234,000 Active 152 DOM
3. 2026-06-17
   days on market $234,000 Active 151 DOM
4. 2026-06-16
   days on market $234,000 Active 150 DOM
5. 2026-06-15
   days on market $234,000 Active 149 DOM
6. 2026-06-14
   days on market $234,000 Active 147 DOM
7. 2026-06-12
   days on market $234,000 Active 146 DOM
8. 2026-06-09
   days on market $234,000 Active 143 DOM
9. 2026-06-08
   days on market $234,000 Active 142 DOM
10. 2026-06-07
    days on market $234,000 Active 141 DOM
11. 2026-06-07
    days on market $234,000 Active 140 DOM
12. 2026-06-04
    days on market $234,000 Active 137 DOM
13. 2026-06-02
    days on market $234,000 Active 136 DOM
14. 2026-06-01
    days on market $234,000 Active 135 DOM
15. 2026-05-31
    days on market $234,000 Active 134 DOM
16. 2026-05-31
    days on market $234,000 Active 133 DOM
17. 2026-04-09
    price $239,000
18. 2026-01-17
    listed $240,000 Active
19. 2015-03-05
    soldstatus $18,900 307-char remark

    Show marketing remark (307 chars)

    If you like fishing, swimming, boating this home not far from Lake Marion might be just the place for you. +/-1597sf. 1 story with 2 bedrooms and 2 baths. Nice size kitchen, family room with entertainment center on one end. Add Your Style and Make this Your Home or buy for Investment in Rental Property.

20. 2014-12-19
    listed $19,900 307-char remark

    Show marketing remark (307 chars)

    If you like fishing, swimming, boating this home not far from Lake Marion might be just the place for you. +/-1597sf. 1 story with 2 bedrooms and 2 baths. Nice size kitchen, family room with entertainment center on one end. Add Your Style and Make this Your Home or buy for Investment in Rental Property.

21. 2014-11-24
    historical
22. 2014-10-24
    listed $29,900
23. 1998-03-03
    soldstatus $12,500
24. 1990-03-01
    soldstatus $28,000

ⓘ 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: $1,334 · $111/mo
• Expected delta: +$116/yr (+$10/mo · 9.5%)

ⓘ 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 4/10 Moderate
• 🌡 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: $30,253
• − Mortgage interest: −$13,108
• − Property taxes: −$1,218
• − Insurance: −$1,170
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − Depreciation: −$6,807
• Taxable income: $3,110
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $6,040/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 — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,658

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 Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 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: ▲ 3.47%
• Current HPI: 193.5623
• 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

+753.6% since first listed

8 events — show timeline

• 2026-04-09 Price Changed $239,000 Charleston Trident MLS
• 2026-01-17 Listed $240,000 Charleston Trident MLS
• 2015-03-05 Sold (MLS) $18,900 Charleston Trident MLS
• 2014-12-19 Listed $19,900 Charleston Trident MLS
• 2014-11-24 Listing Removed — Charleston Trident MLS
• 2014-10-24 Listed $29,900 Charleston Trident MLS
• 1998-03-03 Sold (Public Records) $12,500 Public Records
• 1990-03-01 Sold (Public Records) $28,000 Public Records

Property tax history

+8.7%/yr

Latest (2024): $1,218 · +12.1% YoY. Source: county tax records.