433 Main St · Sycamore, SC 29827

$74,500

2 bd · 2.0 ba · 1,236 sqft · SingleFamily · 25 Days on market

Built 1950 Fair condition 0.98 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0

Listing remarks

Investors Special on almost 1 acre! Sold As Is

Key facts

• 0.98 acre lot
• Parking
• Built 1950

Property features AI

Finance

• Financial info: Parcel number 1340401003

Exterior

• Home design: Single-family property; Address: 433 Main Street, Fairfax, SC 29827
• Construction: 1,236 total building area
• Exterior features: Nearly 1-acre lot (0.98 acres); Residential zoning

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Directions: From Sycamore, take 641 towards Allendale; house is on the left

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $74k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $73k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#226 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Allendale 01 (rural): math 14% / reading 25% proficiency, ranked #75 of 80 in SC (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 91% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 8 units permitted in Allendale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($515 loan paydown + $1k appreciation (1.7% local appreciation)).
• Allendale County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $73,382 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.43% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.81%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.20×
• Total profit: $24,979
• Equity at exit: $28,356

10-year hold

• IRR: 24.7%
• Equity multiple: 4.17×
• Total profit: $66,109
• Equity at exit: $40,058

Cash invested: $20,860 (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 29827

• Home prices YoY: 1.3%
• Active inventory: 12
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$391
• Tax est. 1.5%: −$93 /mo · $1,118/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $327

Break-even live

Break-even rent $652

Max offer price $74,500

Occupancy floor 64%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $74,500 Active 25 DOM
2. 2026-06-17
   days on market $74,500 Active 24 DOM
3. 2026-06-16
   days on market $74,500 Active 23 DOM
4. 2026-06-15
   days on market $74,500 Active 22 DOM
5. 2026-06-13
   days on market $74,500 Active 20 DOM
6. 2026-06-12
   days on market $74,500 Active 19 DOM
7. 2026-06-09
   days on market $74,500 Active 16 DOM
8. 2026-06-08
   days on market $74,500 Active 15 DOM
9. 2026-06-08
   days on market $74,500 Active 14 DOM
10. 2026-06-07
    days on market $74,500 Active 13 DOM
11. 2026-06-04
    days on market $74,500 Active 10 DOM
12. 2026-06-02
    days on market $74,500 Active 9 DOM
13. 2026-06-01
    days on market $74,500 Active 8 DOM
14. 2026-05-31
    days on market $74,500 Active 7 DOM
15. 2026-05-23
    listed $74,500 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $12,786
• − Mortgage interest: −$4,173
• − Property taxes: −$1,118
• − Insurance: −$372
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$2,167
• Taxable income: $2,910
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $3,225/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 · 13 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some minor repairs and maintenance needed. Fresh paint and a fresh coat of paint on the ceiling can significantly improve its resale value.

Repairs flagged

• Minor Paint — Paint appears faded in some areas
• Minor Ceiling — Ceiling has some discoloration

Value-add opportunities

• Resale Paint — Fresh paint can enhance curb appeal and home value
• Resale Ceiling — A fresh coat of paint can improve the home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas	Minor	$500–3,000
Ceiling · Ceiling has some discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint — Fresh paint can enhance curb appeal and home value ↑
• Resale Ceiling — A fresh coat of paint can improve the home's appearance and value ↑

ⓘ 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: Allendale 01
• NCES district ID: 4500750
• Math proficiency: 14% ▼ -10.00%
• Reading proficiency: 25% ▲ 4.00%
• Median HH income: $24,563
• Composite: 15.03/100
• National rank: #9355
• State rank: #75 of 80 in SC

Livability — Sycamore

• Score: 60/100
• State rank: #226
• US rank: #18987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sycamore, SC
• Population (ZIP): 3,792

Population outlook (Allendale County) Hauer SSP2

• Today (2025): 8,154 people
• By 2030: 7,487 · -8.2%
• By 2040: 6,216 · -23.8%
• By 2050: 5,277 · -35.3%
• By 2075: 3,993 · -51.0%
• By 2100: 3,427 · -58.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Hispanic / Latino 5% Two or more races 3% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Allendale

• 2024 margin: Solid D (+44.7) · D 71.6% · R 26.9% · Other 1.5%
• 2008→2024 swing: -7.0pp toward R · 2008: 51.7pp · 2024: 44.7pp
• All cycles: 2024: D+44.7 2020: D+52.4 2016: D+54.1 2012: D+57.3 2008: D+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.74%
• Current HPI: 137.5866
• 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

1 event — show timeline

• 2026-05-23 Listed $74,500 LRMLS