3210 Hunter Dr · Orangeburg, SC 29118

$166,875

4 bd · 2.0 ba · 2,160 sqft · SingleFamily public records · 21 Days on market

Built 1965 0.52 ac lot Est $311k · 46% under

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.5/10.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting 4-bedroom, 2-bath home in Orangeburg offers the perfect blend of space, charm, and convenience. Ideally located with easy access to major highways, commuting to Columbia or Charleston is simple and stress-free. Just minutes from shopping, dining, and the scenic Edisto Memorial Gardens, the location is hard to beat. Built in 1965, this home features timeless character and generous living spaces, providing a wonderful opportunity for first-time buyers or anyone looking to personalize a home with great potential. A true combination of comfort, value, and location ready for you to make it your own. Being sold As-Is

Key facts

• Minutes from dining
• 0.52 acre lot
• Garage

Tags

• EASY ACCESS TO MAJOR HIGHWAYS
• MINUTES FROM SHOPPING
• MINUTES FROM DINING
• SCENIC EDISTO MEMORIAL GARDENS
• GENEROUS LIVING SPACES

Property features AI

Exterior

• Parking: Detached carport; One garage/carport space
• Utilities: Public sewer; Public water
• Home design: Single-story home; Crawlspace foundation
• Construction: Brick exterior; Crawlspace foundation
• Exterior features: Brick exterior above foundation; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom located on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Central heating (Electric and Gas on first level)
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $164k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.2% in Orangeburg — 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 54/100 on livability (#324 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety B; Watch: housing C-, schools F, crime F.
• Market conditions: 163 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Orangeburg 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 $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,371 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $311,040
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1330 Cleckley Blvd	0.45mi	3/2.0 (-1)	2,044 (-5%)	2mo	$295,000	$144	63
1492 Ridgewood Dr	0.27mi	5/5.0 (+1)	1,976 (-8%)	1mo	$325,000	$164	55
1554 Von Oshen Dr	0.13mi	3/2.0 (-1)	1,957 (-9%)	23mo	$172,500	$88	54
1592 NE Sifly Rd	0.43mi	3/2.0 (-1)	1,897 (-12%)	5mo	$188,500	$99	50
2572 Spring Vly	0.68mi	3/2.5 (-1)	1,917 (-11%)	3mo	$185,000	$97	40
1848 NE Forest Dr	0.59mi	4/2.5	2,421 (+12%)	16mo	$367,000	$152	37
2017 Leeway St	0.73mi	4/2.5	1,988 (-8%)	19mo	$290,000	$146	34

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

Projected returns pro-forma

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

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,757
• Equity at exit: $24,882

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $38,535
• Equity at exit: $14,428

Cash invested: $46,725 (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 29118

• Home prices YoY: -28.9%
• Active inventory: 163
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$875
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $453

Break-even live

Break-even rent $1,342

Max offer price $166,875

Occupancy floor 71%

Sensitivity live

Price	-10% $547	-5% $500	+0% $453	+5% $405	+10% $358
Rent	-10% $301	-5% $377	+0% $453	+5% $528	+10% $604
Rate	-1.0pp $537	-0.5pp $495	base $453	+0.5pp $409	+1.0pp $365

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: $41,719
• Closing costs: $5,006
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3234 Hunter Dr Orangeburg, SC	3.0	2.5	1989	$2,300	$1.16	4d	1	0.02mi

Listing history 18 events

1. 2026-05-07
   status Pending

   Show marketing remark (632 chars)

   This inviting 4-bedroom, 2-bath home in Orangeburg offers the perfect blend of space, charm, and convenience. Ideally located with easy access to major highways, commuting to Columbia or Charleston is simple and stress-free. Just minutes from shopping, dining, and the scenic Edisto Memorial Gardens, the location is hard to beat. Built in 1965, this home features timeless character and generous living spaces, providing a wonderful opportunity for first-time buyers or anyone looking to personalize a home with great potential. A true combination of comfort, value, and location ready for you to make it your own. Being sold As-Is

2. 2026-05-07
   status Pending 632-char remark

   Show marketing remark (632 chars)

   This inviting 4-bedroom, 2-bath home in Orangeburg offers the perfect blend of space, charm, and convenience. Ideally located with easy access to major highways, commuting to Columbia or Charleston is simple and stress-free. Just minutes from shopping, dining, and the scenic Edisto Memorial Gardens, the location is hard to beat. Built in 1965, this home features timeless character and generous living spaces, providing a wonderful opportunity for first-time buyers or anyone looking to personalize a home with great potential. A true combination of comfort, value, and location ready for you to make it your own. Being sold As-Is

3. 2026-04-18
   price $166,875
4. 2026-04-16
   listed $166,875 Active 632-char remark

   Show marketing remark (632 chars)

   This inviting 4-bedroom, 2-bath home in Orangeburg offers the perfect blend of space, charm, and convenience. Ideally located with easy access to major highways, commuting to Columbia or Charleston is simple and stress-free. Just minutes from shopping, dining, and the scenic Edisto Memorial Gardens, the location is hard to beat. Built in 1965, this home features timeless character and generous living spaces, providing a wonderful opportunity for first-time buyers or anyone looking to personalize a home with great potential. A true combination of comfort, value, and location ready for you to make it your own. Being sold As-Is

5. 2026-04-15
   listed $166,875,000 Active
6. 2026-01-04
   price $219,000
7. 2026-01-03
   status Active
8. 2026-01-03
   historical
9. 2025-11-11
   price $224,000
10. 2025-10-03
    price $234,000
11. 2025-09-02
    status Active
12. 2025-08-19
    status Pending
13. 2025-08-05
    price $239,000
14. 2025-07-03
    listed $249,000 Active
15. 2021-03-01
    soldstatus $169,900
16. 2021-02-24
    soldstatus $169,900 Closed
17. 1989-08-01
    soldstatus $73,900
18. 1984-05-01
    soldstatus $69,900

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $1,390 · $116/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 7/10 Severe 7 d/yr ≥108°F today · 16 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: $22,984
• − Mortgage interest: −$9,348
• − Property taxes: −$1,390
• − Insurance: −$834
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$4,855
• Taxable income: $2,880
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $4,740/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 — Orangeburg

• Score: 54/100
• State rank: #324
• US rank: #23942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orangeburg County · 15,135 people
• City population: 15,135
• Metro: Orangeburg, SC
• Population (ZIP): 15,135
• Household income: $64,167
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 253.0

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 28% Hispanic / Latino 5% Asian 2% Two or more races 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Arabic 1%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.45%
• Current HPI: 176.0101
• Rent YoY: —
• Metro: Orangeburg, SC
• 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

+138.7% since first listed

18 events — show timeline

• 2026-05-07 Pending — Consolidated MLS
• 2026-05-07 Pending — SBOR
• 2026-04-18 Price Changed $166,875 Consolidated MLS
• 2026-04-16 Listed $166,875 SBOR
• 2026-04-15 Listed $166,875,000 Consolidated MLS
• 2026-01-04 Price Changed $219,000 Consolidated MLS
• 2026-01-03 Relisted — Consolidated MLS
• 2026-01-03 Delisted — Consolidated MLS
• 2025-11-11 Price Changed $224,000 Consolidated MLS
• 2025-10-03 Price Changed $234,000 Consolidated MLS
• 2025-09-02 Relisted — Consolidated MLS
• 2025-08-19 Pending — Consolidated MLS
• 2025-08-05 Price Changed $239,000 Consolidated MLS
• 2025-07-03 Listed $249,000 Consolidated MLS
• 2021-03-01 Sold (Public Records) $169,900 Public Records
• 2021-02-24 Sold (MLS) $169,900 Charleston Trident MLS
• 1989-08-01 Sold (Public Records) $73,900 Public Records
• 1984-05-01 Sold (Public Records) $69,900 Public Records

Property tax history

+12.4%/yr

Latest (2024): $1,390 · +18.4% YoY. Source: county tax records.