113 Ballard Ln · Santee, SC 29142

$230,000

3 bd · 2.0 ba · 1,298 sqft · Condo public records · 56 Days on market

Built 2006 $218/mo HOA · 8% of rent ↓ 22% since listing

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Why this score? — see what drove the C 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 +16.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• 1% rule +6.3/10.0
• DSCR +5.2/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful Condominium on the lake in Santee. Dock area for recreational fun like boating and fishing. Exterior is landscaped with picnic areas and paved walkways that lead to the boardwalk for enjoying family time. In-ground pool access for poolside rest and relaxation. HOA Includes: Bldg Maint. Sat. TV, Grounds, Pool, Trash

Key facts

• Leased boat slip
• Shared dock
• Private balcony

Tags

• WATERFRONT CONDO
• PRIVATE BALCONY
• LEASED BOAT SLIP
• SHARED DOCK
• BOAT RAMP
• WALKING PATHS

Property features AI

Finance

• HOA & community: HOA fee of $218 monthly; Community amenities include dock facilities, pool, and park

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Single family attached (condo regime); One story; Located in Ballards Pointe II subdivision; Part of Lake Marion area
• Construction: Condo regime structure
• Exterior features: Lake front with lake privileges; Deep waterfront; Community dock facilities; Community pool; Community park

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: 2 bedrooms; Primary bedroom with ceiling fan, garden tub/shower, and walk-in closet
• Flooring: Carpet
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Smooth ceilings; Walk-in closets; Ceiling fans; Living/dining combo
• Laundry & utility: Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.4% in Santee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Zoned schools: Elloree Elementary (math 10%, 387 students, 100% FRL).
• Market conditions: 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.5% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago 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.
• Current owner paid $190k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.67×
• Total profit: $43,072
• Equity at exit: $109,605

10-year hold

• IRR: 13.3%
• Equity multiple: 3.07×
• Total profit: $133,581
• Equity at exit: $173,890

Cash invested: $64,400 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,605 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$392 /mo · $4,702/yr
• Insurance: −$96
• HOA: −$218
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $146

Break-even live

Break-even rent $2,420

Max offer price $230,000

Occupancy floor 89%

Sensitivity live

Price	-10% $276	-5% $211	+0% $146	+5% $81	+10% $16
Rent	-10% $-60	-5% $43	+0% $146	+5% $249	+10% $352
Rate	-1.0pp $262	-0.5pp $205	base $146	+0.5pp $87	+1.0pp $26

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	24d	1	0.01mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	24d	1	0.12mi
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	24d	1	1.31mi

HOA detail condo

• Monthly dues: $218 · $2,616/yr
• Likely covers: trashlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-19
   days on market $230,000 Active 56 DOM
2. 2026-06-18
   days on market $230,000 Active 55 DOM
3. 2026-06-17
   days on market $230,000 Active 54 DOM
4. 2026-06-16
   days on market $230,000 Active 53 DOM
5. 2026-06-15
   days on market $230,000 Active 52 DOM
6. 2026-06-14
   days on market $230,000 Active 50 DOM
7. 2026-06-12
   days on market $230,000 Active 49 DOM
8. 2026-06-09
   days on market $230,000 Active 46 DOM
9. 2026-06-08
   days on market $230,000 Active 45 DOM
10. 2026-06-07
    days on market $230,000 Active 44 DOM
11. 2026-06-07
    days on market $230,000 Active 43 DOM
12. 2026-06-04
    days on market $230,000 Active 40 DOM
13. 2026-06-02
    days on market $230,000 Active 39 DOM
14. 2026-06-01
    days on market $230,000 Active 38 DOM
15. 2026-05-31
    days on market $230,000 Active 37 DOM
16. 2026-05-31
    days on market $230,000 Active 36 DOM
17. 2026-05-09
    price $230,000
18. 2026-04-24
    listed $235,000 Active
19. 2025-03-06
    historical $1,800
20. 2024-12-31
    listed $1,800
21. 2024-08-24
    historical $1,800
22. 2024-06-27
    listed $1,800
23. 2024-05-01
    historical $1,800
24. 2024-04-10
    listed $1,800
25. 2024-04-10
    historical $1,800
26. 2024-03-13
    listed $1,800
27. 2022-02-14
    soldstatus $190,000
28. 2022-01-28
    soldstatus $190,000 326-char remark

    Show marketing remark (326 chars)

    Beautiful Condominium on the lake in Santee. Dock area for recreational fun like boating and fishing. Exterior is landscaped with picnic areas and paved walkways that lead to the boardwalk for enjoying family time. In-ground pool access for poolside rest and relaxation. HOA Includes: Bldg Maint. Sat. TV, Grounds, Pool, Trash

29. 2008-08-25
    historical
30. 2008-05-14
    listed $295,000

ⓘ 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: $4,702 · $392/mo
• Projected year-2 tax: $4,702 · $392/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $31,262
• − Mortgage interest: −$12,884
• − Property taxes: −$4,702
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,501
• − Management: −$2,501
• − HOA: −$2,616
• − Depreciation: −$6,691
• Taxable loss: −$1,783
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $2,183/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 — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,658

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 (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 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: ▲ 3.47%
• Current HPI: 193.5623
• 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

-22.0% since first listed

14 events — show timeline

• 2026-05-09 Price Changed $230,000 Charleston Trident MLS
• 2026-04-24 Listed $235,000 Charleston Trident MLS
• 2025-03-06 Rental Removed $1,800 APPFOLIO
• 2024-12-31 Listed for Rent $1,800 APPFOLIO
• 2024-08-24 Rental Removed $1,800 APPFOLIO
• 2024-06-27 Listed for Rent $1,800 APPFOLIO
• 2024-05-01 Rental Removed $1,800 APPFOLIO
• 2024-04-10 Listed for Rent $1,800 APPFOLIO
• 2024-04-10 Rental Removed $1,800 APPFOLIO
• 2024-03-13 Listed for Rent $1,800 APPFOLIO
• 2022-02-14 Sold (Public Records) $190,000 Public Records
• 2022-01-28 Sold (MLS) $190,000 SBOR
• 2008-08-25 Listing Removed — Charleston Trident MLS
• 2008-05-14 Listed $295,000 Charleston Trident MLS

Property tax history

+7.0%/yr

Latest (2024): $4,702 · -0.1% YoY. Source: county tax records.