533 Louis St · Orangeburg, SC 29115

$74,500

3 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 1 Days on market

Built 1945 4,791 sqft lot Est $113k · 34% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Special find!! B1 zoning opens endless possibilities. Beauty salon, barber shop, business offices, Residential rental, Air BNB. Located in the city. Close to businesses, restaurnts, etc.

Key facts

• 4,791 sq ft lot
• Built 1945

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Cap rate 12.7% vs local median 4.2% in Orangeburg — 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 54/100 on livability (#324 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety B; Watch: housing C-, schools F, crime F.
• Market conditions: 226 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

• Local home prices are declining (-3.0%/yr); year-one equity from $515 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,500

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.42% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.88%
• DSCR: 2.02
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $112,992
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
571 Sunnyside St	0.24mi	3/1.0	1,053 (-0%)	16mo	$89,500	$85	73
1411 Park St	0.41mi	2/1.0 (-1)	1,032 (-2%)	6mo	$145,000	$141	65
284 Fairey St	0.42mi	3/1.0	1,028 (-3%)	18mo	$78,500	$76	59
1555 Park St	0.38mi	3/1.0	1,112 (+5%)	16mo	$119,000	$107	58
1150 Fairfield St	0.75mi	3/1.0	1,025 (-3%)	10mo	$168,000	$164	50
784 Autumn St	0.75mi	3/2.0	1,143 (+8%)	14mo	$71,000	$62	37

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $9,038
• Equity at exit: $11,108

10-year hold

• IRR: 20.0%
• Equity multiple: 2.68×
• Total profit: $35,079
• Equity at exit: $6,441

Cash invested: $20,860 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$391
• Tax from tax record: −$15 /mo · $184/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $331

Break-even live

Break-even rent $637

Max offer price $74,500

Occupancy floor 64%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 State Road S-38-244 Orangeburg, SC	1.0–2.0	1.0–2.0	786	$1,095	$1.39	23d	1	0.41mi
1600 Columbia Rd Orangeburg, SC	1.0–2.0	1.0	701	$950	$1.35	23d	2	1.01mi

Listing history 6 events

1. 2025-09-24
   soldstatus $74,500 Closed 186-char remark

   Show marketing remark (186 chars)

   Special find!! B1 zoning opens endless possibilities. Beauty salon, barber shop, business offices, Residential rental, Air BNB. Located in the city. Close to businesses, restaurnts, etc.

2. 2025-08-25
   status Pending

   Show marketing remark (186 chars)

   Special find!! B1 zoning opens endless possibilities. Beauty salon, barber shop, business offices, Residential rental, Air BNB. Located in the city. Close to businesses, restaurnts, etc.

3. 2025-08-25
   status Pending 186-char remark

   Show marketing remark (186 chars)

   Special find!! B1 zoning opens endless possibilities. Beauty salon, barber shop, business offices, Residential rental, Air BNB. Located in the city. Close to businesses, restaurnts, etc.

4. 2025-08-24
   listed $74,500 Active
5. 2025-08-21
   listed $74,500 Active 186-char remark

   Show marketing remark (186 chars)

   Special find!! B1 zoning opens endless possibilities. Beauty salon, barber shop, business offices, Residential rental, Air BNB. Located in the city. Close to businesses, restaurnts, etc.

6. 1983-09-01
   soldstatus $14,000

ⓘ 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: $184 · $15/mo
• Projected year-2 tax: $425 · $35/mo
• Expected delta: +$240/yr (+$20/mo · 130.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 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: $12,682
• − Mortgage interest: −$4,173
• − Property taxes: −$184
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$2,167
• Taxable income: $2,958
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $3,266/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 — Orangeburg

• Score: 54/100
• State rank: #324
• US rank: #23942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orangeburg, SC
• City population: 15,135
• Population (ZIP): 27,179

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -56.65%
• Current HPI: 150.823
• 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

+432.1% since first listed

6 events — show timeline

• 2025-09-24 Sold (MLS) $74,500 Charleston Trident MLS
• 2025-08-25 Pending — Consolidated MLS
• 2025-08-25 Pending — Charleston Trident MLS
• 2025-08-24 Listed $74,500 Consolidated MLS
• 2025-08-21 Listed $74,500 Charleston Trident MLS
• 1983-09-01 Sold (Public Records) $14,000 Public Records

Property tax history

+9.3%/yr

Latest (2024): $184 · +9.0% YoY. Source: county tax records.