1380 Cypress Creek Rd · Furman, SC 29934

$89,900

3 bd · 2.0 ba · 2,091 sqft · SingleFamily public records · 98 Days on market

Built 1998 2.00 ac lot ↓ 13% 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
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

1998 Mobile Ηomе with 2,000 GᏞΑ, on its οwn 2‐Acre Lot. * * NO showingѕ, dο not approach as the property is occupied * *

Key facts

• 2 acre lot
• Built 1998
• Listed 98 days

Property features AI

Finance

• Other: Property on 1 lot

Exterior

• Parking: Unassigned parking
• Utilities: Septic tank sewer; Well water
• Home design: Single-story home; Palm builder model; Asphalt roof; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: No notable exterior features listed

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom on main level
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Main level primary; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#200 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety C-, schools F, crime F.
• Market conditions: 6 active listings in the ZIP; 13 units permitted in Hampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Hampton 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, 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 98 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.51% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.63%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.9%
• Equity multiple: 2.58×
• Total profit: $39,743
• Equity at exit: $40,423

10-year hold

• IRR: 28.4%
• Equity multiple: 5.01×
• Total profit: $101,020
• Equity at exit: $62,297

Cash invested: $25,172 (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 29934

• Active inventory: 6
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $454

Break-even live

Break-even rent $779

Max offer price $89,900

Occupancy floor 61%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   price $89,900 Active 98 DOM
2. 2026-06-18
   days on market $99,900 Active 98 DOM
3. 2026-06-17
   days on market $99,900 Active 97 DOM
4. 2026-06-16
   days on market $99,900 Active 96 DOM
5. 2026-06-15
   days on market $99,900 Active 95 DOM
6. 2026-06-14
   days on market $99,900 Active 93 DOM
7. 2026-06-13
   days on market $99,900 Active 92 DOM
8. 2026-06-10
   days on market $99,900 Active 90 DOM
9. 2026-06-09
   days on market $99,900 Active 89 DOM
10. 2026-06-08
    days on market $99,900 Active 88 DOM
11. 2026-06-07
    days on market $99,900 Active 87 DOM
12. 2026-06-02
    days on market $99,900 Active 82 DOM
13. 2026-06-01
    days on market $99,900 Active 81 DOM
14. 2026-05-31
    days on market $99,900 Active 80 DOM
15. 2026-05-30
    days on market $99,900 Active 79 DOM
16. 2026-05-13
    price $99,900
17. 2026-04-13
    price $104,900
18. 2026-03-12
    listed $114,900 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: $1,277 · $106/mo
• Projected year-2 tax: $1,277 · $106/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 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: $16,238
• − Mortgage interest: −$5,036
• − Property taxes: −$1,277
• − Insurance: −$450
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$2,615
• Taxable income: $4,263
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $4,421/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 — Furman

• Score: 62/100
• State rank: #200
• US rank: #17285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 628
• Population (ZIP): 560

Population outlook (Hampton County) Hauer SSP2

• Today (2025): 18,425 people
• By 2030: 17,448 · -5.3%
• By 2040: 15,308 · -16.9%
• By 2050: 13,370 · -27.4%
• By 2075: 9,521 · -48.3%
• By 2100: 6,347 · -65.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 60% White 22% Hispanic / Latino 18% Native American 18%
• Hispanic origin (detail): Mexican 18%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 18%

Political lean MEDSL · Hampton

• 2024 margin: Lean D (+6.4) · D 52.6% · R 46.2% · Other 1.3%
• 2008→2024 swing: -19.0pp toward R · 2008: 25.4pp · 2024: 6.4pp
• All cycles: 2024: D+6.4 2020: D+15.2 2016: D+19.1 2012: D+27.3 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-13.1% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $99,900 RSMLS
• 2026-04-13 Price Changed $104,900 RSMLS
• 2026-03-12 Listed $114,900 RSMLS

Property tax history

+11.4%/yr

Latest (2025): $1,277 · +213.4% YoY. Source: county tax records.