None · Walterboro, SC 29488

$125,000

2 bd · 1.0 ba · 941 sqft · SingleFamily · 186 Days on market

Built 1970 Fair condition 1,306 sqft lot $133/sqft · 27% below area Est $172k · 27% under ↓ 58% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for an investment property! The house is grandfathered in as residential. This property would make a great rental or starter home! City Water and sewer available. The house has a newly remodeled bathroom, new sheetrock fresh paint, and hardwood floors. It still needs some work to finish it. If you are an investor 1210 Hampton is also available ( TMS 1641300128 ) which has two commercial properties that were recently a liquor store and a convenience store . All three buildings are sitting on 1.83 acres Commercial buildings, Land and house are all available for $299,000.

Key facts

• Investment property
• 1,306 sq ft lot
• Built 1970

Tags

• INVESTMENT PROPERTY
• TWO COMMERCIAL BUILDINGS
• HEAVILY TRAVELED AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $708 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 4.4% in Walterboro — 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 57/100 on livability (#269 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Colleton 01 (rural): math 13% / reading 28% proficiency, ranked #69 of 80 in SC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Forest Hills Elementary (math 17% / reading 24%, grade F, #490 of 597 statewide, top 82%, 469 students, 100% FRL); Colleton County Middle (math 8% / reading 18%, grade F, #210 of 229 statewide, top 93%, 1,121 students, 100% FRL); Colleton County High (math 28% / reading 80%, grade C-, #137 of 196 statewide, top 70%, 1,497 students, 100% FRL) — zoned schools average 100% FRL vs 69% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 292 active listings in the ZIP; 50 units permitted in Colleton County in 2024 (0 in 5+ unit buildings).
• At $1,990/mo this rent would consume 51% of the median local household income ($47k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Colleton County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.59% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.28%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $172,215
• List price: $125,000
• Delta: -27.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Padgett Loop	0.34mi	2/1.0	1,013 (+8%)	6mo	$135,000	$133	66
227 Bailey St	0.36mi	3/1.5 (+1)	1,025 (+9%)	4mo	$207,000	$202	58
317 Bay St	0.52mi	2/1.0	988 (+5%)	12mo	$166,000	$168	57
302 Hayden St	0.65mi	2/1.0	873 (-7%)	9mo	$125,000	$143	50
804 Chaplin St	0.18mi	3/2.0 (+1)	1,050 (+12%)	17mo	$210,000	$200	49
307 Mill St	0.60mi	3/1.0 (+1)	900 (-4%)	15mo	$154,000	$171	47
708 Francis St	0.61mi	3/1.0 (+1)	1,081 (+15%)	2mo	$85,000	$79	40
311 Hill St	0.56mi	3/1.0 (+1)	816 (-13%)	16mo	$63,000	$77	34
216 Brownlehe St	0.68mi	2/1.0	1,038 (+10%)	22mo	$210,000	$202	33
209 6th St	0.71mi	3/2.0 (+1)	1,057 (+12%)	18mo	$189,000	$179	22

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.6%
• Equity multiple: 1.71×
• Total profit: $24,882
• Equity at exit: $18,638

10-year hold

• IRR: 26.1%
• Equity multiple: 3.28×
• Total profit: $79,871
• Equity at exit: $10,808

Cash invested: $35,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 5 under contract
• Months of supply: 11.0 mo (9%/mo absorbed)
• Median asking: $160,000 ($178/sqft)
• Median days on market: 89 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +2.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29488

• Home prices YoY: -33.6%
• Active inventory: 292
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,990 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $708

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 59%

Sensitivity live

Price	-10% $795	-5% $751	+0% $708	+5% $665	+10% $622
Rent	-10% $551	-5% $630	+0% $708	+5% $787	+10% $865
Rate	-1.0pp $771	-0.5pp $740	base $708	+0.5pp $676	+1.0pp $643

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family detached homeResidential propertyAsphalt roof
• Exterior features: Level lot1–2 acre parcelOther outbuilding(s) on the property

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 bathroom
• Interior features: 1 bathroom2 bedrooms

Listing history 7 events

1. 2026-06-26
   days on market $125,000 Active 186 DOM
2. 2026-06-22
   days on market $125,000 Active 182 DOM
3. 2026-06-21
   days on market $125,000 Active 181 DOM
4. 2026-06-21
   days on market $125,000 Active 180 DOM
5. 2026-06-18
   days on market $125,000 Active 178 DOM
6. 2026-06-17
   remarks 597-char remark
7. 2026-06-17
   listed $125,000 Active 177 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $23,880
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$3,636
• Taxable income: $6,920
• Est. tax owed @ 24.0%: −$1,661
• After-tax cash flow: $6,838/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 Est. rehab $23,525–$42,345 screening

The home requires moderate repairs and maintenance, with a focus on flooring and exterior paint. Upgrades in these areas would significantly enhance its value.

Repairs flagged

• Major Flooring — Worn hardwood floors need replacement
• Moderate Exterior paint — Brick siding has some discoloration

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace flooring — Improves living space and value ↑
• Both Install new lighting — Enhances interior and exterior appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Forest Hills Elementary F SC #490/597 Nat'l #33,158/41,679 Middle Colleton County Middle F SC #210/229 Nat'l #12,966/14,009 High Colleton County High C- SC #137/196 Nat'l #4,773/17,239

Schools (NCES district)

• District: Colleton 01
• NCES district ID: 4501830
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $33,128
• Composite: 16.66/100
• National rank: #9171
• State rank: #69 of 80 in SC

D Composite livability gradescore 57/100

Livability — Walterboro

• Score: 57/100
• State rank: #269
• US rank: #21618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walterboro, SC
• County: Colleton · 34,932 people
• City population: 22,367
• Population (ZIP): 22,367
• Household income: $47,083
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 10% of renters

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Population outlook (Colleton County) Hauer SSP2

• Today (2025): 34,932 people
• By 2030: 33,078 · -5.3%
• By 2040: 29,017 · -16.9%
• By 2050: 25,029 · -28.3%
• By 2075: 16,894 · -51.6%
• By 2100: 10,518 · -69.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Black 38% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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Political lean MEDSL · Colleton

• 2024 margin: R (+18.2) · D 40.4% · R 58.5% · Other 1.1%
• 2008→2024 swing: -18.7pp toward R · 2008: 0.5pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+9.5 2016: R+8.5 2012: D+0.2 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.20%
• Current HPI: 235.1237
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family detached homeResidential propertyAsphalt roof
• Exterior features: Level lot1–2 acre parcelOther outbuilding(s) on the property

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 bathroom
• Interior features: 1 bathroom2 bedrooms

Price history

-58.3% since first listed

2 events — show timeline

• 2026-02-02 Price Changed $125,000 Charleston Trident MLS
• 2025-12-22 Listed $300,000 Charleston Trident MLS