38 Poplar St · Great Falls, SC 29055

$85,000

2 bd · 2.0 ba · 1,006 sqft · Other public records · 150 Days on market

Built 2025 10,454 sqft 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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +6.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This house is half way done. Owner has most of the material needed to complete the construction. 40 Poplar is the lot next to the house also for sale it can be sold together or separate. Lot is 20,000 House is 110,000 both house and lot own by same owner. Great Falls, SC, is a quiet, tight-knit town in Chester County, SC, experiencing a revitalization focused on outdoor recreation, particularly whitewater rafting and the Catawba River. Offering a low-cost, rural lifestyle, it is ideal for those seeking a peaceful community with growing natural attractions, a rich history, and easy access to Fishing Creek Reservoir Seller is selling the 2 parcel together is 25,010 sqft of land almost 2/3 of

Key facts

• 0.24 acre lot
• Built 2025
• Listed 149 days

Property features AI

Finance

• Other: Lot dimensions approximately 24 x 17 (0.24 acres); Elevation approximately 1000 ft; Other structures: none
• Financial info: No financial details provided
• HOA & community: No HOA

Exterior

• Parking: On-street parking
• Security: No security features listed
• Utilities: City water; Public sewer; Cable available
• Home design: Single family residence; Site-built construction; Under construction (proposed completion: 2026-03-31); One story; R-1 zoning; Faces unspecified direction
• Construction: Hardboard siding; Asbestos shingle roof; New construction; Built with crawl space
• Exterior features: Front porch; Level lot; Publicly maintained road; Concrete road surface

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms on the main level
• Flooring: No flooring information provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating listed; No cooling listed
• Interior features: Insulated windows; Crawl space foundation
• Laundry & utility: No laundry facilities listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.8% in Great Falls — 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 59/100 on livability (#244 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: amenities F, commute F, employment F.
• Chester 01 (rural): math 23% / reading 34% proficiency, ranked #59 of 80 in SC (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Great Falls Elementary (math 32% / reading 32%, grade F, #369 of 597 statewide, top 64%, 348 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 49 active listings in the ZIP; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.6% local appreciation)).
• Chester County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 48% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.14% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.61×
• Total profit: $14,439
• Equity at exit: $36,275

10-year hold

• IRR: 13.4%
• Equity multiple: 2.91×
• Total profit: $45,466
• Equity at exit: $54,436

Cash invested: $23,800 (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 29055

• Home prices YoY: 1.1%
• Active inventory: 49
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$127 /mo · $1,519/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $94

Break-even live

Break-even rent $853

Max offer price $85,000

Occupancy floor 85%

Sensitivity live

Price	-10% $142	-5% $118	+0% $94	+5% $70	+10% $45
Rent	-10% $17	-5% $55	+0% $94	+5% $132	+10% $170
Rate	-1.0pp $136	-0.5pp $115	base $94	+0.5pp $72	+1.0pp $49

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $85,000 Active 150 DOM
2. 2026-06-18
   days on market $85,000 Active 147 DOM
3. 2026-06-17
   days on market $85,000 Active 146 DOM
4. 2026-06-16
   days on market $85,000 Active 145 DOM
5. 2026-06-15
   days on market $85,000 Active 144 DOM
6. 2026-06-13
   days on market $85,000 Active 142 DOM
7. 2026-06-09
   days on market $85,000 Active 138 DOM
8. 2026-06-08
   days on market $85,000 Active 137 DOM
9. 2026-06-07
   days on market $85,000 Active 136 DOM
10. 2026-06-04
    days on market $85,000 Active 133 DOM
11. 2026-06-03
    days on market $85,000 Active 132 DOM
12. 2026-06-02
    days on market $85,000 Active 131 DOM
13. 2026-06-01
    days on market $85,000 Active 130 DOM
14. 2026-05-31
    days on market $85,000 Active 129 DOM
15. 2026-03-25
    price $85,000
16. 2026-02-08
    price $95,000
17. 2026-01-22
    listed $110,000 Active
18. 2025-09-22
    soldstatus $80,000
19. 2023-10-26
    soldstatus $27,000
20. 2023-10-25
    soldstatus $18,000

ⓘ 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: $1,519 · $127/mo
• Projected year-2 tax: $1,519 · $127/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,662
• − Mortgage interest: −$4,761
• − Property taxes: −$1,519
• − Insurance: −$1,222
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$2,473
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,166/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: Chester 01
• NCES district ID: 4501530
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 34% ▬ 0.00%
• Median HH income: $34,041
• Composite: 23.39/100
• National rank: #7902
• State rank: #59 of 80 in SC

Livability — Great Falls

• Score: 59/100
• State rank: #244
• US rank: #20086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Great Falls, SC
• City population: 3,858
• Population (ZIP): 3,858

Population outlook (Chester County) Hauer SSP2

• Today (2025): 30,121 people
• By 2030: 28,700 · -4.7%
• By 2040: 25,784 · -14.4%
• By 2050: 23,001 · -23.6%
• By 2075: 17,770 · -41.0%
• By 2100: 13,584 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Black 37% Two or more races 12% Hispanic / Latino 3%
• Common ancestry: Italian 1% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Chester

• 2024 margin: R (+17.2) · D 40.8% · R 58.0% · Other 1.1%
• 2008→2024 swing: -25.5pp toward R · 2008: 8.3pp · 2024: -17.2pp
• All cycles: 2024: R+17.2 2020: R+10.9 2016: R+4.8 2012: D+10.5 2008: D+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.59%
• Current HPI: 247.4479
• 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

+372.2% since first listed

6 events — show timeline

• 2026-03-25 Price Changed $85,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-08 Price Changed $95,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-22 Listed $110,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-22 Sold (Public Records) $80,000 Public Records
• 2023-10-26 Sold (Public Records) $27,000 Public Records
• 2023-10-25 Sold (Public Records) $18,000 Public Records

Property tax history

+20.2%/yr

Latest (2025): $1,519 · +42.9% YoY. Source: county tax records.