2002 Liberty St · St. Matthews, SC 29135

$100,000

4 bd · 1.5 ba · 1,141 sqft · Other · 7 Days on market

Built 1980 0.32 ac lot ↓ 46% since listing

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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 +24.2/30.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great investment opportunity available. This location affords great access to places of worship, shopping and walking distance from schools and employment centers. Proximity to US Highway 601, a major traffic artery for easy access to other municipal support services, police and fire protection. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1980

Tags

• WALKING DISTANCE FROM SCHOOLS
• PROXIMITY TO US HIGHWAY 601
• POLICE AND FIRE PROTECTION

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Calhoun 01 (rural): math 22% / reading 37% proficiency, ranked #57 of 80 in SC (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: St. Matthews K-8 School (math 14% / reading 22%, grade F, #508 of 597 statewide, top 86%, 553 students, 100% FRL); Calhoun County High (math 27% / reading 82%, grade C-, #130 of 196 statewide, top 69%, 423 students, 99% FRL) — zoned schools average 100% FRL vs 78% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 48 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Calhoun County population projected at -21% 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.5%
• Equity multiple: 3.40×
• Total profit: $67,224
• Equity at exit: $90,088

10-year hold

• IRR: 26.5%
• Equity multiple: 7.72×
• Total profit: $188,182
• Equity at exit: $194,278

Cash invested: $28,000 (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 29135

• Home prices YoY: 17.2%
• Active inventory: 39
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$242 /mo · $2,907/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $199

Break-even live

Break-even rent $1,023

Max offer price $100,000

Occupancy floor 79%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Taylor St Saint Matthews, SC	4.0	1.5	1300	$1,275	$0.98	3d	1	1.28mi

Listing history 7 events

1. 2026-03-30
   status Pending
2. 2026-03-23
   listed $100,000 Active
3. 2025-10-31
   historical
4. 2025-09-16
   historical
5. 2025-09-15
   listed $170,000 Active
6. 2025-08-15
   price $170,000
7. 2025-08-15
   listed $185,000 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: $2,907 · $242/mo
• Projected year-2 tax: $2,907 · $242/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 5/10 Major
• 🌡 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: $15,300
• − Mortgage interest: −$5,602
• − Property taxes: −$2,907
• − Insurance: −$500
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$2,909
• Taxable income: $935
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,163/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: Calhoun 01
• NCES district ID: 4501250
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $40,577
• Composite: 24.83/100
• National rank: #7594
• State rank: #57 of 80 in SC

Livability — St. Matthews

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 7,940

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 14,194 people
• By 2030: 13,723 · -3.3%
• By 2040: 12,516 · -11.8%
• By 2050: 11,220 · -21.0%
• By 2075: 8,607 · -39.4%
• By 2100: 6,477 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 47% Black 45% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.3) · D 42.2% · R 56.5% · Other 1.3%
• 2008→2024 swing: -17.9pp toward R · 2008: 3.6pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+4.8 2016: R+2.9 2012: D+4.3 2008: D+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 35.59%
• Current HPI: 241.9299
• 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

-45.9% since first listed

7 events — show timeline

• 2026-03-30 Pending — Consolidated MLS
• 2026-03-23 Listed $100,000 Consolidated MLS
• 2025-10-31 Delisted — Consolidated MLS
• 2025-09-16 Delisted — Consolidated MLS
• 2025-09-15 Listed $170,000 Consolidated MLS
• 2025-08-15 Price Changed $170,000 Consolidated MLS
• 2025-08-15 Listed $185,000 Consolidated MLS

Property tax history

+3.2%/yr

Latest (2025): $2,907 · +5.5% YoY. Source: county tax records.