409 Munnerlyn St · Bishopville, SC 29010

$59,000

3 bd · 1.0 ba · 1,124 sqft · SingleFamily · 15 Days on market

Built 1950 Fair condition 0.26 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0

Listing remarks

This 3 bed 1 bath home is an investor special. It's perfect for anyone looking for a project. It has new windows, cabinets, appliances, etc. Bring your vision and creativity and make it your own. Sold as is. AI generated image used to portray windows.

Key facts

• New cabinets
• New appliances
• New windows

Tags

• NEW WINDOWS
• NEW CABINETS
• NEW APPLIANCES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick and vinyl siding construction; Shingle roof; Crawl space foundation; Built with traditional residential construction
• Exterior features: Side porch; Shingle roof; Brick and vinyl siding

Interior

• Kitchen: Microwave, Oven, Range, Refrigerator
• Flooring: Hardwood; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Microwave, Oven, Range, Refrigerator; Hardwood and linoleum flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $58k (1.5% 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: 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: 28 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 $302 of equity ($408 loan paydown + $-106 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $58,115 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.70% ✓
• Cap rate: 14.13%
• Cash-on-cash: 27.98%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $19,108
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 N Heyward St	0.13mi	3/1.0	1,178 (+5%)	1mo	$10,100	$9	85
316 Munnerlyn St	0.05mi	3/1.0	960 (-15%)	4mo	$16,000	$17	70

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

Projected returns pro-forma

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

5-year hold

• IRR: 28.0%
• Equity multiple: 2.35×
• Total profit: $22,323
• Equity at exit: $16,604

10-year hold

• IRR: 32.0%
• Equity multiple: 4.53×
• Total profit: $58,272
• Equity at exit: $19,542

Cash invested: $16,520 (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 29010

• Home prices YoY: -0.1%
• Active inventory: 28
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $385

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 57%

Sensitivity live

Price	-10% $426	-5% $406	+0% $385	+5% $365	+10% $344
Rent	-10% $306	-5% $346	+0% $385	+5% $425	+10% $464
Rate	-1.0pp $415	-0.5pp $400	base $385	+0.5pp $370	+1.0pp $354

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $59,000 Active 15 DOM
2. 2026-06-18
   days on market $59,000 Active 14 DOM
3. 2026-06-17
   days on market $59,000 Active 13 DOM
4. 2026-06-16
   days on market $59,000 Active 12 DOM
5. 2026-06-15
   days on market $59,000 Active 11 DOM
6. 2026-06-14
   days on market $59,000 Active 9 DOM
7. 2026-06-13
   days on market $59,000 Active 8 DOM
8. 2026-06-10
   days on market $59,000 Active 6 DOM
9. 2026-06-09
   days on market $59,000 Active 5 DOM
10. 2026-06-08
    days on market $59,000 Active 4 DOM
11. 2026-06-07
    days on market $59,000 Active 3 DOM
12. 2026-06-05
    remarks 251-char remark
13. 2026-06-05
    listed $59,000 Active 1 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 4/10 Moderate
• 🌡 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: $12,044
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$1,716
• Taxable income: $3,916
• Est. tax owed @ 24.0%: −$940
• After-tax cash flow: $3,682/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 · 10 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bath home requires moderate renovations, including new flooring and painting, to improve its condition and value.

Repairs flagged

• Major kitchen flooring — Exposed subfloor
• Major bath flooring — Exposed subfloor
• Major kitchen walls — Exposed drywall
• Major bath walls — Exposed drywall

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Both Replace kitchen flooring — New flooring improves functionality and aesthetics
• Both Replace bath flooring — New flooring improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen flooring · Exposed subfloor	Major	$15,000–50,000
bath flooring · Exposed subfloor	Major	$15,000–50,000
kitchen walls · Exposed drywall	Major	$15,000–50,000
bath walls · Exposed drywall	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Both Replace kitchen flooring — New flooring improves functionality and aesthetics ↑
• Both Replace bath flooring — New flooring improves functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Bishopville, SC
• 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

1 event — show timeline

• 2026-06-04 Listed $59,000 SBOR