530 S Church St · Lake City, SC 29560

$53,000

1 bd · 1.0 ba · 864 sqft · SingleFamily · 67 Days on market

Built 1990 Poor condition 0.60 ac lot

---

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 +3.3/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Zoned Commercial and could potentially be used for Residential, this 0.6acre lot and building is located right near downtown Lake City and is ready for your next investment. With a little landscaping and maintenance this is a great opportunity for a small business or even a rental property. Reach out today to schedule a showing! Not all bedrooms are conforming; contact agent for full bedroom details.

Key facts

• 0.6acre lot
• Zoned commercial
• 0.6 acre lot

Tags

• ZONED COMMERCIAL
• 0.6ACRE LOT
• NEAR DOWNTOWN LAKE CITY

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Single family detached residence; One level
• Construction: Asphalt roof
• Exterior features: Stoop

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 bathroom
• Interior features: Blown ceiling insulation; Garden tub/shower; Utility area
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $53k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($853 rent vs $53k).
• Recommended offer: $50k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#124 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, commute F.
• Florence 03 (town): math 16% / reading 27% proficiency, ranked #67 of 80 in SC (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 68 active listings in the ZIP; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $366 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $6k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $53k implies a 112% gain — meaningful room to come down on a strong offer.

Recommended offer $49,820 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.61% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.89%
• DSCR: 2.11
• GRM: 5.2

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: 18.3%
• Equity multiple: 1.74×
• Total profit: $11,030
• Equity at exit: $7,902

10-year hold

• IRR: 26.7%
• Equity multiple: 3.35×
• Total profit: $34,902
• Equity at exit: $4,582

Cash invested: $14,840 (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 29560

• Home prices YoY: -21.1%
• Active inventory: 68
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$278
• Tax est. 1.5%: −$66 /mo · $795/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $308

Break-even live

Break-even rent $464

Max offer price $53,000

Occupancy floor 59%

Sensitivity live

Price	-10% $344	-5% $326	+0% $308	+5% $290	+10% $271
Rent	-10% $240	-5% $274	+0% $308	+5% $342	+10% $375
Rate	-1.0pp $335	-0.5pp $321	base $308	+0.5pp $294	+1.0pp $280

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   pricedays on market $53,000 Active 67 DOM
2. 2026-06-18
   days on market $59,000 Active 65 DOM
3. 2026-06-17
   days on market $59,000 Active 64 DOM
4. 2026-06-16
   days on market $59,000 Active 63 DOM
5. 2026-06-15
   days on market $59,000 Active 62 DOM
6. 2026-06-13
   days on market $59,000 Active 60 DOM
7. 2026-06-12
   days on market $59,000 Active 59 DOM
8. 2026-06-09
   days on market $59,000 Active 56 DOM
9. 2026-06-08
   days on market $59,000 Active 55 DOM
10. 2026-06-08
    days on market $59,000 Active 54 DOM
11. 2026-06-07
    days on market $59,000 Active 53 DOM
12. 2026-06-04
    days on market $59,000 Active 50 DOM
13. 2026-06-02
    days on market $59,000 Active 49 DOM
14. 2026-06-01
    days on market $59,000 Active 48 DOM
15. 2026-05-31
    days on market $59,000 Active 47 DOM
16. 2026-04-14
    listed $59,000 Active 403-char remark

    Show marketing remark (403 chars)

    Zoned Commercial and could potentially be used for Residential, this 0.6acre lot and building is located right near downtown Lake City and is ready for your next investment. With a little landscaping and maintenance this is a great opportunity for a small business or even a rental property. Reach out today to schedule a showing! Not all bedrooms are conforming; contact agent for full bedroom details.

17. 2026-04-14
    listed $59,000 Active

    Show marketing remark (403 chars)

    Zoned Commercial and could potentially be used for Residential, this 0.6acre lot and building is located right near downtown Lake City and is ready for your next investment. With a little landscaping and maintenance this is a great opportunity for a small business or even a rental property. Reach out today to schedule a showing! Not all bedrooms are conforming; contact agent for full bedroom details.

18. 2026-03-09
    soldstatus $25,000 Closed 681-char remark

    Show marketing remark (681 chars)

    Priced to sell – ideal for investors, flippers, or DIY enthusiasts. Customize every corner to match your style and needs. This prime residential property in the heart of Lake City offers unbeatable flexibility, high visibility, and strong potential for long-term growth. This property is located adjacent to neighborhood business properties and can be rezoned to neighborhood business also. Former Beauty Salon. SOLD AS IS. Location, Location, Location: This property is located on S Church Street and only one block from Hwy 52 or Ron McNair Boulevard. Ample Parking. Don’t miss out on this incredible opportunity to own a versatile residential or commerical property!

19. 2026-03-06
    soldstatus Closed
20. 2026-02-13
    historical Active Under Contract 681-char remark

    Show marketing remark (681 chars)

    Priced to sell – ideal for investors, flippers, or DIY enthusiasts. Customize every corner to match your style and needs. This prime residential property in the heart of Lake City offers unbeatable flexibility, high visibility, and strong potential for long-term growth. This property is located adjacent to neighborhood business properties and can be rezoned to neighborhood business also. Former Beauty Salon. SOLD AS IS. Location, Location, Location: This property is located on S Church Street and only one block from Hwy 52 or Ron McNair Boulevard. Ample Parking. Don’t miss out on this incredible opportunity to own a versatile residential or commerical property!

21. 2026-02-13
    historical Active Under Contract

    Show marketing remark (681 chars)

    Priced to sell – ideal for investors, flippers, or DIY enthusiasts. Customize every corner to match your style and needs. This prime residential property in the heart of Lake City offers unbeatable flexibility, high visibility, and strong potential for long-term growth. This property is located adjacent to neighborhood business properties and can be rezoned to neighborhood business also. Former Beauty Salon. SOLD AS IS. Location, Location, Location: This property is located on S Church Street and only one block from Hwy 52 or Ron McNair Boulevard. Ample Parking. Don’t miss out on this incredible opportunity to own a versatile residential or commerical property!

22. 2026-01-19
    price $34,000

    Show marketing remark (681 chars)

    Priced to sell – ideal for investors, flippers, or DIY enthusiasts. Customize every corner to match your style and needs. This prime residential property in the heart of Lake City offers unbeatable flexibility, high visibility, and strong potential for long-term growth. This property is located adjacent to neighborhood business properties and can be rezoned to neighborhood business also. Former Beauty Salon. SOLD AS IS. Location, Location, Location: This property is located on S Church Street and only one block from Hwy 52 or Ron McNair Boulevard. Ample Parking. Don’t miss out on this incredible opportunity to own a versatile residential or commerical property!

23. 2026-01-19
    price $34,000 681-char remark

    Show marketing remark (681 chars)

    Priced to sell – ideal for investors, flippers, or DIY enthusiasts. Customize every corner to match your style and needs. This prime residential property in the heart of Lake City offers unbeatable flexibility, high visibility, and strong potential for long-term growth. This property is located adjacent to neighborhood business properties and can be rezoned to neighborhood business also. Former Beauty Salon. SOLD AS IS. Location, Location, Location: This property is located on S Church Street and only one block from Hwy 52 or Ron McNair Boulevard. Ample Parking. Don’t miss out on this incredible opportunity to own a versatile residential or commerical property!

24. 2025-12-18
    price $39,000

    Show marketing remark (681 chars)

    Priced to sell – ideal for investors, flippers, or DIY enthusiasts. Customize every corner to match your style and needs. This prime residential property in the heart of Lake City offers unbeatable flexibility, high visibility, and strong potential for long-term growth. This property is located adjacent to neighborhood business properties and can be rezoned to neighborhood business also. Former Beauty Salon. SOLD AS IS. Location, Location, Location: This property is located on S Church Street and only one block from Hwy 52 or Ron McNair Boulevard. Ample Parking. Don’t miss out on this incredible opportunity to own a versatile residential or commerical property!

25. 2025-12-18
    price $39,000 681-char remark

    Show marketing remark (681 chars)

    Priced to sell – ideal for investors, flippers, or DIY enthusiasts. Customize every corner to match your style and needs. This prime residential property in the heart of Lake City offers unbeatable flexibility, high visibility, and strong potential for long-term growth. This property is located adjacent to neighborhood business properties and can be rezoned to neighborhood business also. Former Beauty Salon. SOLD AS IS. Location, Location, Location: This property is located on S Church Street and only one block from Hwy 52 or Ron McNair Boulevard. Ample Parking. Don’t miss out on this incredible opportunity to own a versatile residential or commerical property!

26. 2025-10-23
    listed $49,000 Active
27. 2025-10-15
    listed $49,000 Active 681-char remark

    Show marketing remark (681 chars)

    Priced to sell – ideal for investors, flippers, or DIY enthusiasts. Customize every corner to match your style and needs. This prime residential property in the heart of Lake City offers unbeatable flexibility, high visibility, and strong potential for long-term growth. This property is located adjacent to neighborhood business properties and can be rezoned to neighborhood business also. Former Beauty Salon. SOLD AS IS. Location, Location, Location: This property is located on S Church Street and only one block from Hwy 52 or Ron McNair Boulevard. Ample Parking. Don’t miss out on this incredible opportunity to own a versatile residential or commerical property!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,239
• − Mortgage interest: −$2,969
• − Property taxes: −$795
• − Insurance: −$265
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$1,542
• Taxable income: $3,030
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $2,967/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This abandoned property requires extensive repairs and updates to become move-in ready. Potential investors should consider the high ROI from making these improvements.

Repairs flagged

• Major exterior siding — Boarded-up windows and general disrepair
• Major interior walls — Exposed insulation and general disrepair

Value-add opportunities

• Both Landscaping and curb appeal — Improving the property's appearance can attract more buyers and renters
• Both Interior repairs and updates — Updating the interior can make the property more attractive and functional
• Both Exterior repairs and updates — Improving the exterior can make the property more attractive and functional

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Boarded-up windows and general disrepair	Major	$15,000–50,000
interior walls · Exposed insulation and general disrepair	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and curb appeal — Improving the property's appearance can attract more buyers and renters ↑
• Both Interior repairs and updates — Updating the interior can make the property more attractive and functional ↑
• Both Exterior repairs and updates — Improving the exterior can make the property more attractive and functional ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Florence 03
• NCES district ID: 4502190
• Math proficiency: 16% ▼ -8.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $33,207
• Composite: 17.51/100
• National rank: #9053
• State rank: #67 of 80 in SC

Livability — Lake City

• Score: 66/100
• State rank: #124
• US rank: #12348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake City, SC
• Population (ZIP): 12,284

Population outlook (Florence County) Hauer SSP2

• Today (2025): 141,714 people
• By 2030: 142,121 · +0.3%
• By 2040: 141,344 · -0.3%
• By 2050: 139,478 · -1.6%
• By 2075: 132,275 · -6.7%
• By 2100: 118,374 · -16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 39% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Florence

• 2024 margin: Lean R (+8.0) · D 45.3% · R 53.3% · Other 1.3%
• 2008→2024 swing: -4.8pp toward R · 2008: -3.2pp · 2024: -8.0pp
• All cycles: 2024: R+8.0 2020: R+2.3 2016: R+5.0 2012: R+0.5 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.93%
• Current HPI: 172.1796
• 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

+20.4% since first listed

12 events — show timeline

• 2026-04-14 Listed $59,000 Charleston Trident MLS
• 2026-04-14 Listed $59,000 CCAR
• 2026-03-09 Sold (MLS) $25,000 CCAR
• 2026-03-06 Sold (MLS) — RAGPD
• 2026-02-13 Contingent — CCAR
• 2026-02-13 Contingent — RAGPD
• 2026-01-19 Price Changed $34,000 RAGPD
• 2026-01-19 Price Changed $34,000 CCAR
• 2025-12-18 Price Changed $39,000 RAGPD
• 2025-12-18 Price Changed $39,000 CCAR
• 2025-10-23 Listed $49,000 RAGPD
• 2025-10-15 Listed $49,000 CCAR