155 S East Ave · Batesburg-Leesville, SC 29070

$265,000

3 bd · 1.5 ba · 2,046 sqft · SingleFamily public records · 102 Days on market

Built 1960 0.90 ac lot

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Why this score? — see what drove the D 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 +11.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks

Are you looking for country living with convenience to town, shopping, restaurants & close to interstates? Look no further! Nestled on nearly an acre of serene land, this charming brick ranch home offers the perfect blend of country tranquility & town convenience. Featuring an inviting spacious front porch, 3 cozy bedrooms & 2 beautifully remodeled bathrooms, this residence combines comfort with some modern flair. The heart of the home is warmed by 2 gas fireplaces, with 2 separate living rooms creating inviting spaces for relaxation & entertainment. Updated flooring throughout the house adds a touch of elegance, while the well-maintained interiors ensure a move-in-r

Key facts

• Spacious front porch
• 2 gas fireplaces
• Updated flooring

Tags

• SPACIOUS FRONT PORCH
• 2 GAS FIREPLACES
• 2 SEPARATE LIVING ROOMS
• UPDATED FLOORING
• ABUNDANT STORAGE OPTIONS
• OVERSIZED LAUNDRY ROOM

Property features AI

Exterior

• Parking: Total of 10 parking spaces; Attached side-entry garage with 2 garage spaces on main level
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Brick exterior above foundation; Crawlspace foundation
• Exterior features: Covered front porch; Covered back porch; Shed; Workshop; Partial fencing; Public water

Interior

• Kitchen: Eat-in kitchen with pantry; Backsplash (other); Microwave above stove; Dishwasher; Disposal; Refrigerator; Self-cleaning free-standing range with exterior vented exhaust
• Bedrooms: Main-level primary bedroom with private closet and Jack & Jill bath; Main-level second bedroom with walk-in closet; Main-level third bedroom with private closet
• Flooring: Luxury vinyl plank flooring in bedrooms, living areas, and kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Central electric heating
• Interior features: Ceiling fans throughout; Garage door opener; Smoke detector; Pull-down attic access; Two gas log fireplaces
• Laundry & utility: Main-level laundry in heated mud/utility room; Gas hook-up for laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (30.1% below list).
• Recommended offer: $185k (30.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lexington 03 (rural): math 26% / reading 33% proficiency, ranked #56 of 80 in SC (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Batesburg-Leesville Primary School (543 students, 100% FRL); Batesburg-Leesville Middle School (math 14% / reading 29%, grade F, #176 of 229 statewide, top 77%, 456 students, 100% FRL); Batesburg-Leesville High School (math 22% / reading 72%, grade D-, #158 of 196 statewide, top 82%, 547 students, 100% FRL) — zoned schools average 100% FRL vs 61% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 170 active listings in the ZIP; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $185,302 (30.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 11.9

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: 23.1%
• Equity multiple: 2.86×
• Total profit: $137,900
• Equity at exit: $238,733

10-year hold

• IRR: 20.6%
• Equity multiple: 6.54×
• Total profit: $410,766
• Equity at exit: $514,837

Cash invested: $74,200 (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 29070

• Home prices YoY: 3.2%
• Active inventory: 170
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$63 /mo · $750/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-99

Break-even live

Break-even rent $1,978

Max offer price $247,558

Occupancy floor —

Sensitivity live

Price	-10% $51	-5% $-24	+0% $-99	+5% $-174	+10% $-249
Rent	-10% $-245	-5% $-172	+0% $-99	+5% $-26	+10% $48
Rate	-1.0pp $35	-0.5pp $-31	base $-99	+0.5pp $-167	+1.0pp $-237

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $265,000 Active 102 DOM
2. 2026-06-18
   days on market $265,000 Active 99 DOM
3. 2026-06-17
   days on market $265,000 Active 98 DOM
4. 2026-06-16
   days on market $265,000 Active 97 DOM
5. 2026-06-15
   days on market $265,000 Active 96 DOM
6. 2026-06-14
   days on market $265,000 Active 94 DOM
7. 2026-06-10
   days on market $265,000 Active 91 DOM
8. 2026-06-09
   days on market $265,000 Active 90 DOM
9. 2026-06-08
   days on market $265,000 Active 89 DOM
10. 2026-06-07
    days on market $265,000 Active 88 DOM
11. 2026-06-03
    days on market $265,000 Active 84 DOM
12. 2026-06-03
    days on market $265,000 Active 83 DOM
13. 2026-06-01
    days on market $265,000 Active 82 DOM
14. 2026-05-31
    days on market $265,000 Active 81 DOM
15. 2026-03-11
    listed $265,000 Active
16. 2026-03-05
    historical
17. 2026-01-10
    price $265,000
18. 2025-12-05
    price $270,000
19. 2025-10-30
    price $275,000
20. 2025-09-04
    listed $280,000 Active
21. 2024-07-01
    soldstatus $248,500
22. 2024-03-27
    historical Active - Contingent
23. 2024-03-11
    listed $249,900 Active
24. 2020-03-13
    soldstatus $145,000
25. 2019-10-10
    historical
26. 2019-09-26
    price $149,900
27. 2019-09-09
    status Active
28. 2019-09-05
    historical
29. 2019-08-21
    price $152,000
30. 2019-05-22
    status Active
31. 2019-05-03
    historical
32. 2019-04-17
    listed $156,500 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: $750 · $63/mo
• Projected year-2 tax: $1,510 · $126/mo
• Expected delta: +$760/yr (+$63/mo · 101.4%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $22,236
• − Mortgage interest: −$14,844
• − Property taxes: −$750
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$7,709
• Taxable loss: −$5,950
• Est. tax savings @ 24.0%: +$1,428
• After-tax cash flow: $243/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: Lexington 03
• NCES district ID: 4502760
• Math proficiency: 26% ▼ -18.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $40,709
• Composite: 24.88/100
• National rank: #7586
• State rank: #56 of 80 in SC

Livability — Batesburg-Leesville

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

Census & demographics

• Census place: Batesburg-Leesville, SC
• Population (ZIP): 15,528

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 12% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.72%
• Current HPI: 439.77
• 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

+69.3% since first listed

18 events — show timeline

• 2026-03-11 Listed $265,000 Consolidated MLS
• 2026-03-05 Delisted — Consolidated MLS
• 2026-01-10 Price Changed $265,000 Consolidated MLS
• 2025-12-05 Price Changed $270,000 Consolidated MLS
• 2025-10-30 Price Changed $275,000 Consolidated MLS
• 2025-09-04 Listed $280,000 Consolidated MLS
• 2024-07-01 Sold (Public Records) $248,500 Public Records
• 2024-03-27 Contingent — Consolidated MLS
• 2024-03-11 Listed $249,900 Consolidated MLS
• 2020-03-13 Sold (Public Records) $145,000 Public Records
• 2019-10-10 Delisted — Consolidated MLS
• 2019-09-26 Price Changed $149,900 Consolidated MLS
• 2019-09-09 Relisted — Consolidated MLS
• 2019-09-05 Delisted — Consolidated MLS
• 2019-08-21 Price Changed $152,000 Consolidated MLS
• 2019-05-22 Relisted — Consolidated MLS
• 2019-05-03 Delisted — Consolidated MLS
• 2019-04-17 Listed $156,500 Consolidated MLS

Property tax history

-12.6%/yr

Latest (2024): $750 · +3.6% YoY. Source: county tax records.