206 - 210 Oak St · Gloverville, SC 29828

$62,500

6 bd · 1.0 ba · 811 sqft · SingleFamily public records · 26 Days on market

Built 1947 0.51 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Unlock a rare investment opportunity with this value-add package of three side-by-side tiny homes, each offering approximately 811 square feet and prime potential for renovation. Whether you're looking to start your rental portfolio or expand an existing one, these three homes present a compelling chance to create steady income and long-term equity growth. Each home is ideally suited for a 2-bedroom, 1-bathroom rental, appealing to a broad tenant base seeking affordable housing options. With the right vision and updates, these homes can be transformed into desirable residences with strong rental demand. Investors will appreciate the flexibility to renovate and lease the 3 homes as a income-

Key facts

• 0.51 acre lot
• Built 1947
• Listed 26 days

Property features AI

Finance

• Other: Lot is level and paved/asphalt road access; Lot size: 0.51 acres; Zoning: RUD
• Financial info: No financial details provided
• HOA & community: No community or HOA features listed

Exterior

• Parking: See remarks (other parking features indicated)
• Security: No security features listed
• Utilities: Water: Other; Sewer: Other; Cable available; Other utilities (see remarks)
• Home design: Single-family residence; One level
• Construction: Shingle roof; Foundation: Block and Brick/Mortar; Construction materials: See remarks / Other; Built area above grade: 2,433
• Exterior features: None specified

Interior

• Kitchen: Appliances: Other (see remarks)
• Bedrooms: Total rooms: 12 (bedrooms included in room count)
• Flooring: See remarks regarding flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: See remarks (additional interior features indicated); Other interior features
• Laundry & utility: No specific laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $62k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 3.5% in Gloverville — 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 59/100 on livability (#253 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Aiken 01 (suburban): math 31% / reading 44% proficiency, ranked #36 of 80 in SC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gloverville Elementary (math 42% / reading 42%, grade F, #256 of 597 statewide, top 45%, 318 students, 100% FRL); Leavelle Mccampbell Middle (math 19% / reading 32%, grade F, #162 of 229 statewide, top 71%, 650 students, 55% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

Forward outlook

• In year one you build about $315 of equity ($432 loan paydown + $-117 appreciation (-0.2% local appreciation)).
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 66% 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 $61,562 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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. 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.
5. 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.
6. 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: 2.21% ✓
• Cap rate: 20.09%
• Cash-on-cash: 49.29%
• DSCR: 3.19
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.5%
• Equity multiple: 3.48×
• Total profit: $43,387
• Equity at exit: $17,563

10-year hold

• IRR: 53.2%
• Equity multiple: 6.96×
• Total profit: $104,247
• Equity at exit: $20,650

Cash invested: $17,500 (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 29828

• Home prices YoY: -0.2%
• Active inventory: 9
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$16 /mo · $197/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $719

Break-even live

Break-even rent $469

Max offer price $62,500

Occupancy floor 43%

Sensitivity live

Price	-10% $754	-5% $737	+0% $719	+5% $701	+10% $683
Rent	-10% $610	-5% $664	+0% $719	+5% $773	+10% $828
Rate	-1.0pp $750	-0.5pp $735	base $719	+0.5pp $703	+1.0pp $686

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-03
   statusdays on market $62,500 Pending 26 DOM
2. 2026-06-02
   days on market $62,500 Active 25 DOM
3. 2026-06-01
   days on market $62,500 Active 24 DOM
4. 2026-05-31
   days on market $62,500 Active 23 DOM
5. 2026-05-30
   days on market $62,500 Active 22 DOM
6. 2026-05-08
   price $62,500
7. 2026-05-08
   listed $625,000 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: $197 · $16/mo
• Projected year-2 tax: $356 · $30/mo
• Expected delta: +$159/yr (+$13/mo · 80.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,543
• − Mortgage interest: −$3,501
• − Property taxes: −$197
• − Insurance: −$312
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$1,818
• Taxable income: $8,067
• Est. tax owed @ 24.0%: −$1,936
• After-tax cash flow: $6,690/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: Aiken 01
• NCES district ID: 4500720
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $45,081
• Composite: 31.91/100
• National rank: #5857
• State rank: #36 of 80 in SC

Livability — Gloverville

• Score: 59/100
• State rank: #253
• US rank: #20348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gloverville, SC
• City population: 419
• Population (ZIP): 419

Population outlook (Aiken County) Hauer SSP2

• Today (2025): 178,003 people
• By 2030: 182,876 · +2.7%
• By 2040: 189,970 · +6.7%
• By 2050: 193,840 · +8.9%
• By 2075: 199,453 · +12.1%
• By 2100: 192,403 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 30% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Aiken

• 2024 margin: Strong R (+25.9) · D 36.4% · R 62.2% · Other 1.4%
• 2008→2024 swing: -1.9pp toward R · 2008: -24.0pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+22.7 2016: R+27.5 2012: R+26.0 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.19%
• Current HPI: 79.3344
• 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

-90.0% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $62,500 AMLS
• 2026-05-08 Listed $625,000 AMLS

Property tax history

-4.8%/yr

Latest (2025): $197 · +5.8% YoY. Source: county tax records.