300 Ferry St · Abbeville, SC 29620

$50,000

3 bd · 2.0 ba · 1,566 sqft · SingleFamily public records · 9 Days on market

Built 1920 0.35 ac lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling all investors, renovators, and visionaries! This Craftsman-style bungalow is already underway on its transformation and is ready for the next owner to bring the project across the finish line. Recent improvements include new flooring, updated cabinetry, countertops, and some replacement windows. With much of the heavy lifting already started, this property offers an excellent opportunity to add value through additional renovations and customization. Featuring classic architectural character, a spacious covered front porch, and plenty of potential, this home could become a standout investment or resale project. Property is being sold AS-IS. Seller will make no repairs. Buyer to verif

Key facts

• New flooring
• Updated cabinetry
• Replacement windows

Tags

• CRAFTSMAN-STYLE BUNGALOW
• NEW FLOORING
• UPDATED CABINETRY
• REPLACEMENT WINDOWS
• SPACIOUS COVERED FRONT PORCH
• ARCHITECTURAL CHARACTER

Property features AI

Finance

• Other: Lead-based paint disclosure required
• HOA & community: No HOA fees or community amenities listed

Exterior

• Parking: Driveway parking with gravel surface; No garage
• Utilities: Public water; Public sewer; Electric water heater; Garbage pickup: none noted
• Home design: Single-story home; Built around 1920; Crawl space foundation; Vinyl siding exterior; Architectural roof
• Construction: Built circa 1920; Vinyl siding; Architectural shingle roof; Crawl space foundation
• Exterior features: Front porch; Corner lot; Lot size: 1/2 acre or less

Interior

• Kitchen: Kitchen (approx. 11 x 13); Dining area (approx. 10 x 12)
• Bedrooms: Primary bedroom on main level (approx. 13 x 14); Second bedroom (approx. 11 x 12); Third bedroom (approx. 10 x 11); Three bedrooms on the main level
• Flooring: Ceramic tile; Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central forced cooling; Electric water heater
• Interior features: Ceiling fan; Two wood-burning fireplaces; Living room (approx. 15 x 17)
• Laundry & utility: Main-level laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 19.7% vs local median 4.9% in Abbeville — 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 66/100 on livability (#111 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Abbeville 60 (rural): math 50% / reading 49% proficiency, ranked #15 of 80 in SC (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Long Cane Primary (335 students, 100% FRL) — zoned schools average 100% FRL vs 57% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• Abbeville County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.49% ✓
• Cap rate: 19.71%
• Cash-on-cash: 47.90%
• DSCR: 3.13
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $214,542
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Church St	0.44mi	3/2.5	1,655 (+6%)	7mo	$190,500	$115	62
1005 N Main St	0.41mi	3/1.0	1,500 (-4%)	9mo	$205,000	$137	62
107 Lee St	0.50mi	3/2.0	1,500 (-4%)	13mo	$242,900	$162	59
1003 N Main St	0.41mi	2/1.0 (-1)	1,504 (-4%)	20mo	$215,000	$143	49
130 Mcgowan Ave	0.39mi	3/2.0	1,768 (+13%)	15mo	$89,900	$51	48
1200 N Main St	0.55mi	2/1.5 (-1)	1,497 (-4%)	20mo	$193,000	$129	44
1008 N Main St	0.47mi	3/2.0	1,750 (+12%)	18mo	$324,900	$186	43
101 Pineview St	0.57mi	2/1.0 (-1)	1,333 (-15%)	13mo	$175,000	$131	29

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.9%
• Equity multiple: 5.49×
• Total profit: $62,893
• Equity at exit: $45,044

10-year hold

• IRR: 55.4%
• Equity multiple: 12.24×
• Total profit: $157,353
• Equity at exit: $97,139

Cash invested: $14,000 (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 29620

• Home prices YoY: 15.0%
• Active inventory: 109
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$142 /mo · $1,700/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $559

Break-even live

Break-even rent $538

Max offer price $50,000

Occupancy floor 50%

Sensitivity live

Price	-10% $587	-5% $573	+0% $559	+5% $545	+10% $531
Rent	-10% $461	-5% $510	+0% $559	+5% $608	+10% $657
Rate	-1.0pp $584	-0.5pp $572	base $559	+0.5pp $546	+1.0pp $533

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Cherokee St Abbeville, SC	2.0	1.0	1100	$1,245	$1.13	12d	1	0.26mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $50,000 Pending 9 DOM
2. 2026-06-10
   days on market $50,000 Active 6 DOM
3. 2026-06-09
   days on market $50,000 Active 5 DOM
4. 2026-06-08
   days on market $50,000 Active 4 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $50,000 Active 3 DOM

ⓘ 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: $1,700 · $142/mo
• Projected year-2 tax: $1,700 · $142/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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,940
• − Mortgage interest: −$2,801
• − Property taxes: −$1,700
• − Insurance: −$250
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$1,455
• Taxable income: $6,345
• Est. tax owed @ 24.0%: −$1,523
• After-tax cash flow: $5,184/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: Abbeville 60
• NCES district ID: 4500690
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $34,522
• Composite: 40.9/100
• National rank: #3618
• State rank: #15 of 80 in SC

Livability — Abbeville

• Score: 66/100
• State rank: #111
• US rank: #11534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, SC
• Population (ZIP): 12,116

Population outlook (Abbeville County) Hauer SSP2

• Today (2025): 24,141 people
• By 2030: 23,446 · -2.9%
• By 2040: 21,768 · -9.8%
• By 2050: 20,098 · -16.7%
• By 2075: 16,518 · -31.6%
• By 2100: 13,125 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Abbeville

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -15.2pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+33.1 2016: R+28.3 2012: R+13.4 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.52%
• Current HPI: 379.552
• 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

+66.7% since first listed

5 events — show timeline

• 2026-06-04 Listed $50,000 Greater Greenville MLS
• 2025-03-26 Price Changed $199,999 WUMLS
• 2024-09-17 Listed $215,000 WUMLS
• 2023-12-01 Sold (Public Records) $60,000 Public Records
• 2022-03-03 Sold (Public Records) $30,000 Public Records

Property tax history

+3.9%/yr

Latest (2024): $1,700 · -4.5% YoY. Source: county tax records.