4605 King Kennedy St · Carlisle, SC 29301

$75,000

2 bd · 1.0 ba · 954 sqft · Other public records · 183 Days on market

Built 1966 0.58 ac lot ↓ 33% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential in this 2-bedroom, 1 bathroom fixer upper located at 4605 King Kennedy St in Carlisle. Sitting on a spacious 0.58-acre lot, this property offers plenty of room to transform the home into something truly special. Whether you're an investor, a first-time buyer looking to build equity, or someone searching for a project, this home provides a solid foundation to work with. Bring your vision and creativity with updates and improvements, this could become a charming residence or a good income-producing rental. This home is being sold AS-IS.

Key facts

• Solid foundation
• Spacious lot
• 0.58 acre lot

Tags

• SPACIOUS LOT
• SOLID FOUNDATION
• INCOME-PRODUCING RENTAL

Property features AI

Finance

• Other: Property sits on approximately 0.58 acre
• HOA & community: No community features listed

Exterior

• Parking: No on-site parking
• Utilities: Well water; Cable available
• Home design: Single-family residence; One story; Residential property
• Construction: Brick veneer and vinyl siding; Above-grade finished area: 954
• Exterior features: Porch; Storm door(s); Corner, wooded lot

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Heating: see remarks
• Interior features: Walk-in closet(s); Fireplace (1)
• Laundry & utility: Laundry closet with washer and gas dryer hookups on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#325 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Union 01 (town): math 23% / reading 33% proficiency, ranked #60 of 80 in SC (top 75%) — 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: Monarch Elementary (math 37% / reading 34%, grade F, #335 of 597 statewide, top 57%, 497 students, 100% FRL); Sims Middle (math 14% / reading 25%, grade F, #182 of 229 statewide, top 80%, 672 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: Rents soft (-2.6%/yr); 466 active listings in the ZIP; 57 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Union 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 + 0.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $45k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1966 — 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 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. 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: 1.66% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.35%
• DSCR: 2.31
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 1.80×
• Total profit: $16,903
• Equity at exit: $11,183

10-year hold

• IRR: 26.7%
• Equity multiple: 3.03×
• Total profit: $42,707
• Equity at exit: $6,485

Cash invested: $21,000 (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 →

ZIP-level market 29301

• Home prices YoY: -25.3%
• Rents YoY: -2.6%
• Active inventory: 466
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $514

Break-even live

Break-even rent $594

Max offer price $75,000

Occupancy floor 54%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $75,000 Active 183 DOM
2. 2026-06-18
   days on market $75,000 Active 182 DOM
3. 2026-06-17
   days on market $75,000 Active 181 DOM
4. 2026-06-16
   days on market $75,000 Active 180 DOM
5. 2026-06-15
   days on market $75,000 Active 179 DOM
6. 2026-06-14
   days on market $75,000 Active 177 DOM
7. 2026-06-12
   days on market $75,000 Active 176 DOM
8. 2026-06-09
   days on market $75,000 Active 173 DOM
9. 2026-06-08
   days on market $75,000 Active 172 DOM
10. 2026-06-07
    days on market $75,000 Active 171 DOM
11. 2026-06-05
    days on market $75,000 Active 168 DOM
12. 2026-06-03
    days on market $75,000 Active 167 DOM
13. 2026-06-02
    days on market $75,000 Active 166 DOM
14. 2026-06-01
    days on market $75,000 Active 165 DOM
15. 2026-05-31
    days on market $75,000 Active 164 DOM
16. 2026-05-30
    days on market $75,000 Active 163 DOM
17. 2026-02-25
    price $75,000
18. 2026-02-18
    price $85,000
19. 2026-01-13
    price $99,000
20. 2025-12-18
    listed $120,000 Active
21. 2022-09-27
    status Pending
22. 2022-09-13
    status Active
23. 2022-09-03
    status Active
24. 2022-09-03
    price $54,900
25. 2022-07-12
    price $65,000
26. 2022-06-21
    price $85,000
27. 2022-05-24
    listed $112,500 Active

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $536 · $45/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,929
• − Mortgage interest: −$4,201
• − Property taxes: −$536
• − Insurance: −$375
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$2,182
• Taxable income: $5,247
• Est. tax owed @ 24.0%: −$1,259
• After-tax cash flow: $4,904/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: Union 01
• NCES district ID: 4503750
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $34,709
• Composite: 23.05/100
• National rank: #7971
• State rank: #60 of 80 in SC

Livability — Carlisle

• Score: 54/100
• State rank: #325
• US rank: #24001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlisle, SC
• County: Spartanburg County · 258,607 people
• Metro: Spartanburg, SC
• Population (ZIP): 36,278
• Household income: $57,805
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1331.0

Population outlook (Union County) Hauer SSP2

• Today (2025): 25,518 people
• By 2030: 24,099 · -5.6%
• By 2040: 21,133 · -17.2%
• By 2050: 18,314 · -28.2%
• By 2075: 13,235 · -48.1%
• By 2100: 9,565 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 45% Black 32% Hispanic / Latino 13% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+32.7) · D 33.2% · R 65.9%
• 2008→2024 swing: -21.5pp toward R · 2008: -11.2pp · 2024: -32.7pp
• All cycles: 2024: R+32.7 2020: R+24.5 2016: R+19.3 2012: R+6.5 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.19%
• Current HPI: 228.4172
• Rent YoY: ▼ -2.64%
• Metro: Spartanburg, SC
• 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

-33.3% since first listed

11 events — show timeline

• 2026-02-25 Price Changed $75,000 SPMLS
• 2026-02-18 Price Changed $85,000 SPMLS
• 2026-01-13 Price Changed $99,000 SPMLS
• 2025-12-18 Listed $120,000 SPMLS
• 2022-09-27 Pending — CANOPYMLS as Distributed by MLS Grid
• 2022-09-13 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-09-03 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-09-03 Price Changed $54,900 CANOPYMLS as Distributed by MLS Grid
• 2022-07-12 Price Changed $65,000 CANOPYMLS as Distributed by MLS Grid
• 2022-06-21 Price Changed $85,000 CANOPYMLS as Distributed by MLS Grid
• 2022-05-24 Listed $112,500 CANOPYMLS as Distributed by MLS Grid

Property tax history

+10.3%/yr

Latest (2025): $536 · +7.8% YoY. Source: county tax records.