200 Whitehall St · Abbeville, SC 29620

$174,999

2 bd · 2.5 ba · 1,339 sqft · SingleFamily public records · 341 Days on market

Built 1920 0.55 ac lot Est $186k · 6% under ↓ 30% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +10.2/15.0
• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

Must see!! LOVELY TRADITIONAL HOME Conveniently situated near HISTORIC DOWNTOWN ABBEVILLE SQUARE! Built in the 1920's--This house is a hidden gem with lots of southern charm!! Very well maintained inside and out. Beautiful hardwood floors and high ceilings throughout the house. Large entry foyer w/ 2 bedrooms and 2.5 bathrooms (1 tub/1walk-in shower). Each room has its own personal bathroom. Livingroom has half bath/powder room. Full kitchen w/ laundry closets. Great potential for AirBnB rental or everyday QUIET peaceful living! This home has a spacious private backyard. Located so close to the heart of downtown, you can walk to the square and enjoy the local festivals or sit on the front p

Key facts

• Private backyard
• Front porch
• Walk to the square

Tags

• FULLY FURNISHED
• HARDWOOD FLOORS
• HIGH CEILINGS
• PRIVATE BACKYARD
• WALK TO THE SQUARE
• FRONT PORCH

Property features AI

Exterior

• Utilities: Connected to sewer
• Home design: Single-family detached residence
• Construction: Vinyl siding
• Exterior features: Metal roof

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Hardwood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Electric water heater; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (28.9% below list).
• Recommended offer: $124k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Abbeville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Wright Middle (math 37% / reading 39%, grade F, #86 of 229 statewide, top 39%, 346 students, 100% FRL); Abbeville High (math 77% / reading 77%, grade A-, #28 of 196 statewide, top 16%, 473 students, 74% FRL) — zoned schools average 91% FRL vs 57% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 110 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 $19k of equity ($1k loan paydown + $18k 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.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 341 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: 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 $124,500 (28.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 341 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $186,121
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Wingfield St	0.48mi	3/2.0 (+1)	1,293 (-3%)	6mo	$180,000	$139	60
102 Langely St	0.32mi	2/1.5	1,194 (-11%)	11mo	$178,000	$149	54
109 Wingfield St	0.47mi	3/2.0 (+1)	1,293 (-3%)	15mo	$198,900	$154	53
404 Marshall Ave	0.63mi	3/2.0 (+1)	1,260 (-6%)	5mo	$240,000	$190	50
104 Wingfield St	0.48mi	3/2.0 (+1)	1,263 (-6%)	14mo	$175,000	$139	50
109 George St	0.71mi	3/2.0 (+1)	1,234 (-8%)	1mo	$189,900	$154	46
107 Calhoun St	0.60mi	3/2.0 (+1)	1,485 (+11%)	1mo	$187,500	$126	46
105 Railroad St	0.49mi	3/1.0 (+1)	1,360 (+2%)	22mo	$57,000	$42	45
408 Cherokee	0.57mi	3/1.5 (+1)	1,207 (-10%)	12mo	$121,550	$101	38
502 Marshall Ave	0.67mi	3/1.5 (+1)	1,161 (-13%)	2mo	$195,000	$168	36
605 Cherokee St	0.74mi	2/1.0	1,189 (-11%)	7mo	$103,000	$87	35
401 Marshall Ave	0.65mi	2/1.0	1,500 (+12%)	12mo	$190,000	$127	34

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: 22.1%
• Equity multiple: 2.79×
• Total profit: $87,512
• Equity at exit: $157,653

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $263,714
• Equity at exit: $339,985

Cash invested: $49,000 (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: 110
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-122

Break-even live

Break-even rent $1,399

Max offer price $153,498

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-72	+0% $-122	+5% $-171	+10% $-221
Rent	-10% $-220	-5% $-171	+0% $-122	+5% $-73	+10% $-23
Rate	-1.0pp $-34	-0.5pp $-77	base $-122	+0.5pp $-167	+1.0pp $-213

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: $43,750
• Closing costs: $5,250
• 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	13d	1	0.77mi

Listing history 19 events

1. 2026-06-22
   days on market $174,999 Active 341 DOM
2. 2026-06-18
   days on market $174,999 Active 338 DOM
3. 2026-06-17
   days on market $174,999 Active 337 DOM
4. 2026-06-16
   days on market $174,999 Active 336 DOM
5. 2026-06-15
   days on market $174,999 Active 335 DOM
6. 2026-06-13
   days on market $174,999 Active 333 DOM
7. 2026-06-10
   days on market $174,999 Active 330 DOM
8. 2026-06-09
   days on market $174,999 Active 329 DOM
9. 2026-06-08
   days on market $174,999 Active 328 DOM
10. 2026-06-07
    days on market $174,999 Active 327 DOM
11. 2026-06-03
    days on market $174,999 Active 323 DOM
12. 2026-06-03
    days on market $174,999 Active 322 DOM
13. 2026-06-01
    days on market $174,999 Active 321 DOM
14. 2026-05-31
    days on market $174,999 Active 320 DOM
15. 2026-05-22
    price $174,999
16. 2026-01-03
    price $186,999
17. 2025-10-22
    price $214,999
18. 2025-08-22
    price $229,900
19. 2025-07-16
    listed $250,000 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: $1,376 · $115/mo
• Projected year-2 tax: $1,376 · $115/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: −$9,803
• − Property taxes: −$1,376
• − Insurance: −$875
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$5,091
• Taxable loss: −$4,595
• Est. tax savings @ 24.0%: +$1,103
• After-tax cash flow: $-358/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

-30.0% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $174,999 GAOR
• 2026-01-03 Price Changed $186,999 GAOR
• 2025-10-22 Price Changed $214,999 GAOR
• 2025-08-22 Price Changed $229,900 GAOR
• 2025-07-16 Listed $250,000 GAOR

Property tax history

+5.9%/yr

Latest (2025): $1,376 · +6.0% YoY. Source: county tax records.