130 Shorewood Cir · Westminster, SC 30577

$135,000

2 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 262 Days on market

Built 2006 0.52 ac lot Est $197k · 31% 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 +20.2/30.0
• ARV discount +15.0/15.0
• Appreciation +8.1/10.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming lakeside living! This property offers a 2 bed, 1 bath home with rental income potential of $1,200/month. Recently updated with a brand-new septic tank (2025) for peace of mind. The sale also includes an extra lot, giving you more space and investment potential. Enjoy lake access for fishing, boating, or simply relaxing in nature. Whether you're looking for an income property, vacation getaway, or affordable primary residence, this home is a fantastic opportunity in Toccoa!

Key facts

• Extra lot
• Lakeside living
• Lake access

Tags

• LAKESIDE LIVING
• RENTAL INCOME POTENTIAL
• BRAND-NEW SEPTIC TANK
• EXTRA LOT
• LAKE ACCESS

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$196,765) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (4.6% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.0% in Westminster — 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 65/100 on livability (#137 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B; Watch: schools F, amenities F, commute F.
• Stephens County (rural): math 34% / reading 34% proficiency, ranked #74 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 comparable units currently listed for rent nearby; 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($933 loan paydown + $8k appreciation (6.2% local appreciation)).
• Stephens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y ago 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.
• Current owner paid $70k; list at $135k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (median comp): $196,765
• List price: $135,000
• Delta: -31.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Beechwood Trl	0.21mi	3/2.0 (+1)	940 (-11%)	15mo	$192,000	$204	54
173 Ken Pat Acres Rd	0.54mi	2/2.0	1,177 (+12%)	10mo	$262,000	$223	47
37 Hawk Ct	0.64mi	2/1.0	960 (-9%)	8mo	$153,000	$159	44

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.37×
• Total profit: $51,914
• Equity at exit: $87,043

10-year hold

• IRR: 19.5%
• Equity multiple: 4.80×
• Total profit: $143,566
• Equity at exit: $159,762

Cash invested: $37,800 (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 30577

• Home prices YoY: 2.0%
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $172

Break-even live

Break-even rent $1,070

Max offer price $135,000

Occupancy floor 82%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
844 Shorewood Cir Toccoa, GA	2.0	1.0	900	$1,500	$1.67	23d	1	0.26mi

Listing history 43 events

1. 2026-06-19
   days on market $135,000 Active 262 DOM
2. 2026-06-18
   days on market $135,000 Active 261 DOM
3. 2026-06-17
   days on market $135,000 Active 260 DOM
4. 2026-06-16
   days on market $135,000 Active 259 DOM
5. 2026-06-15
   days on market $135,000 Active 258 DOM
6. 2026-06-14
   days on market $135,000 Active 256 DOM
7. 2026-06-12
   days on market $135,000 Active 255 DOM
8. 2026-06-09
   days on market $135,000 Active 252 DOM
9. 2026-06-08
   days on market $135,000 Active 251 DOM
10. 2026-06-07
    days on market $135,000 Active 250 DOM
11. 2026-06-07
    days on market $135,000 Active 249 DOM
12. 2026-06-03
    days on market $135,000 Active 246 DOM
13. 2026-06-02
    days on market $135,000 Active 245 DOM
14. 2026-06-01
    days on market $135,000 Active 244 DOM
15. 2026-05-31
    days on market $135,000 Active 243 DOM
16. 2026-05-31
    days on market $135,000 Active 242 DOM
17. 2026-04-02
    status Back On Market 486-char remark

    Show marketing remark (486 chars)

    Charming lakeside living! This property offers a 2 bed, 1 bath home with rental income potential of $1,200/month. Recently updated with a brand-new septic tank (2025) for peace of mind. The sale also includes an extra lot, giving you more space and investment potential. Enjoy lake access for fishing, boating, or simply relaxing in nature. Whether you're looking for an income property, vacation getaway, or affordable primary residence, this home is a fantastic opportunity in Toccoa!

18. 2026-03-31
    historical 486-char remark

    Show marketing remark (486 chars)

    Charming lakeside living! This property offers a 2 bed, 1 bath home with rental income potential of $1,200/month. Recently updated with a brand-new septic tank (2025) for peace of mind. The sale also includes an extra lot, giving you more space and investment potential. Enjoy lake access for fishing, boating, or simply relaxing in nature. Whether you're looking for an income property, vacation getaway, or affordable primary residence, this home is a fantastic opportunity in Toccoa!

19. 2025-10-13
    historical
20. 2025-09-30
    listed $135,000 New 486-char remark

    Show marketing remark (486 chars)

    Charming lakeside living! This property offers a 2 bed, 1 bath home with rental income potential of $1,200/month. Recently updated with a brand-new septic tank (2025) for peace of mind. The sale also includes an extra lot, giving you more space and investment potential. Enjoy lake access for fishing, boating, or simply relaxing in nature. Whether you're looking for an income property, vacation getaway, or affordable primary residence, this home is a fantastic opportunity in Toccoa!

21. 2025-09-30
    listed $135,000 Active

    Show marketing remark (486 chars)

    Charming lakeside living! This property offers a 2 bed, 1 bath home with rental income potential of $1,200/month. Recently updated with a brand-new septic tank (2025) for peace of mind. The sale also includes an extra lot, giving you more space and investment potential. Enjoy lake access for fishing, boating, or simply relaxing in nature. Whether you're looking for an income property, vacation getaway, or affordable primary residence, this home is a fantastic opportunity in Toccoa!

22. 2025-04-12
    listed $164,900 New
23. 2024-10-29
    historical $1,100
24. 2024-10-24
    listed $1,100
25. 2024-10-12
    historical $1,100
26. 2024-09-17
    price $1,100
27. 2024-09-03
    historical
28. 2024-09-03
    historical
29. 2024-09-03
    historical
30. 2024-08-22
    listed $1,200
31. 2024-05-02
    listed $130,000 New
32. 2024-04-30
    listed $130,000 New
33. 2024-04-30
    listed $130,000
34. 2022-11-23
    soldstatus $70,000
35. 2022-11-21
    soldstatus $70,000 Sold
36. 2022-11-08
    status Under Contract
37. 2022-11-02
    price $75,000
38. 2022-09-09
    listed $80,000 New
39. 2022-07-29
    historical
40. 2022-07-27
    price $90,000
41. 2022-07-11
    price $93,000
42. 2022-06-22
    listed $95,000 New
43. 2022-01-28
    soldstatus $85,000

ⓘ 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: $977 · $81/mo
• Projected year-2 tax: $977 · $81/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,450
• − Mortgage interest: −$7,562
• − Property taxes: −$977
• − Insurance: −$675
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$3,927
• Taxable loss: −$163
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $2,097/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: Stephens County
• NCES district ID: 1304560
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $38,416
• Composite: 28.42/100
• National rank: #6759
• State rank: #74 of 174 in GA

Livability — Westminster

• Score: 65/100
• State rank: #137
• US rank: #13262

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

• County: Stephens County
• Metro: Toccoa, GA
• Population (ZIP): 22,964
• Household income: $53,818
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 594.0

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 23,797 people
• By 2030: 22,785 · -4.3%
• By 2040: 20,653 · -13.2%
• By 2050: 18,745 · -21.2%
• By 2075: 14,780 · -37.9%
• By 2100: 11,079 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+62.8) · D 18.4% · R 81.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -47.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.7 2016: R+59.9 2012: R+53.7 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 320.5275
• Rent YoY: —
• Metro: Toccoa, GA
• 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

+58.8% since first listed

27 events — show timeline

• 2026-04-02 Relisted — GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2025-10-13 Listing Removed — GAMLS
• 2025-09-30 Listed $135,000 FMLS
• 2025-09-30 Listed $135,000 GAMLS
• 2025-04-12 Listed $164,900 GAMLS
• 2024-10-29 Rental Removed $1,100 APPFOLIO
• 2024-10-24 Listed for Rent $1,100 APPFOLIO
• 2024-10-12 Rental Removed $1,100 APPFOLIO
• 2024-09-17 Price Changed $1,100 APPFOLIO
• 2024-09-03 Listing Removed — GAMLS
• 2024-09-03 Listing Removed — Hive MLS
• 2024-09-03 Listing Removed — GAMLS
• 2024-08-22 Listed for Rent $1,200 APPFOLIO
• 2024-05-02 Listed $130,000 GAMLS
• 2024-04-30 Listed $130,000 Hive MLS
• 2024-04-30 Listed $130,000 GAMLS
• 2022-11-23 Sold (Public Records) $70,000 Public Records
• 2022-11-21 Sold (MLS) $70,000 GAMLS
• 2022-11-08 Pending — GAMLS
• 2022-11-02 Price Changed $75,000 GAMLS
• 2022-09-09 Listed $80,000 GAMLS
• 2022-07-29 Listing Removed — GAMLS
• 2022-07-27 Price Changed $90,000 GAMLS
• 2022-07-11 Price Changed $93,000 GAMLS
• 2022-06-22 Listed $95,000 GAMLS
• 2022-01-28 Sold (Public Records) $85,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $977 · +41.8% YoY. Source: county tax records.