104 Hunter St · Abbeville, SC 29620

$109,900

1 bd · 1.0 ba · 756 sqft · SingleFamily public records · 16 Days on market

Built 1960 0.51 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Attention Investors or first-time buyers looking for a Rent Beater! Cute 1-bedroom bungalow with spacious yard, 20x26 workshop, and additional storage building. The home features vinyl windows, vinyl siding and central heating/cooling. Convenient to downtown Abbeville. Why pay high rents when you can purchase for far less. A little TLC and this home is ready for occupancy.

Key facts

• Large block workshop
• New flooring
• New water heater

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• NEW WATER HEATER
• NEW FLOORING
• NEW APPLIANCES
• LARGE BLOCK WORKSHOP

Property features AI

Exterior

• Utilities: Sewer connected
• Home design: Single-family detached residence; Residential property
• Construction: Frame construction
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric cooling; Electric heating
• Interior features: Refrigerator included; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $75k (32.1% below list).
• Recommended offer: $75k (32.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#111 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Abbeville 60 (rural): math 50% / reading 49% proficiency, ranked #15 of 80 in SC (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k appreciation (10.0% local appreciation)).
• Abbeville County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $41k; list at $110k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $74,665 (32.1% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.68% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 12.3

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: 20.0%
• Equity multiple: 2.62×
• Total profit: $50,003
• Equity at exit: $99,007

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $155,003
• Equity at exit: $213,512

Cash invested: $30,772 (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 29620

• Home prices YoY: 15.0%
• Active inventory: 109
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $747 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$122 /mo · $1,469/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$157
• Net cashflow: $-155

Break-even live

Break-even rent $942

Max offer price $82,570

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-124	+0% $-155	+5% $-186	+10% $-217
Rent	-10% $-214	-5% $-184	+0% $-155	+5% $-125	+10% $-96
Rate	-1.0pp $-99	-0.5pp $-127	base $-155	+0.5pp $-183	+1.0pp $-212

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71 Carwellyn Rd Unit 4H Abbeville, SC	1.0	1.0	554	$614	$1.11	3d	1	0.98mi
508 N Main St Abbeville, SC	1.0	1.0	800	$900	$1.12	3d	1	1.46mi

Listing history 25 events

1. 2026-06-18
   days on market $109,900 Active 16 DOM
2. 2026-06-17
   days on market $109,900 Active 15 DOM
3. 2026-06-16
   days on market $109,900 Active 14 DOM
4. 2026-06-15
   days on market $109,900 Active 13 DOM
5. 2026-06-13
   days on market $109,900 Active 11 DOM
6. 2026-06-10
   days on market $109,900 Active 8 DOM
7. 2026-06-09
   days on market $109,900 Active 7 DOM
8. 2026-06-08
   days on market $109,900 Active 6 DOM
9. 2026-06-07
   days on market $109,900 Active 5 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    days on marketlisting id $109,900 Active 1 DOM
12. 2026-06-01
    days on market $109,900 Active 25 DOM
13. 2026-05-31
    days on market $109,900 Active 24 DOM
14. 2026-05-07
    listed $109,900 Active
15. 2025-02-01
    historical $1,000
16. 2024-10-25
    listed $1,000
17. 2024-05-01
    soldstatus $41,000 Sold 379-char remark

    Show marketing remark (379 chars)

    Attention Investors or first-time buyers looking for a Rent Beater! Cute 1-bedroom bungalow with spacious yard, 20x26 workshop, and additional storage building. The home features vinyl windows, vinyl siding and central heating/cooling. Convenient to downtown Abbeville. Why pay high rents when you can purchase for far less. A little TLC and this home is ready for occupancy.

18. 2024-03-28
    historical Contingency Contract 379-char remark

    Show marketing remark (379 chars)

    Attention Investors or first-time buyers looking for a Rent Beater! Cute 1-bedroom bungalow with spacious yard, 20x26 workshop, and additional storage building. The home features vinyl windows, vinyl siding and central heating/cooling. Convenient to downtown Abbeville. Why pay high rents when you can purchase for far less. A little TLC and this home is ready for occupancy.

19. 2024-03-19
    listed $45,000 Active 379-char remark

    Show marketing remark (379 chars)

    Attention Investors or first-time buyers looking for a Rent Beater! Cute 1-bedroom bungalow with spacious yard, 20x26 workshop, and additional storage building. The home features vinyl windows, vinyl siding and central heating/cooling. Convenient to downtown Abbeville. Why pay high rents when you can purchase for far less. A little TLC and this home is ready for occupancy.

20. 2017-10-02
    soldstatus $18,500
21. 2017-09-28
    soldstatus $18,500 231-char remark

    Show marketing remark (231 chars)

    Investors Take Note. The property has been remodeled in the past 5 years, . there are some floor issues on back right of home that need repaired. Their is a Work shop and storage bldg on property the convey. This property is AS IS.

22. 2017-09-28
    soldstatus $18,500

    Show marketing remark (231 chars)

    Investors Take Note. The property has been remodeled in the past 5 years, . there are some floor issues on back right of home that need repaired. Their is a Work shop and storage bldg on property the convey. This property is AS IS.

23. 2017-04-10
    listed $23,000
24. 2017-04-08
    listed $23,000 231-char remark

    Show marketing remark (231 chars)

    Investors Take Note. The property has been remodeled in the past 5 years, . there are some floor issues on back right of home that need repaired. Their is a Work shop and storage bldg on property the convey. This property is AS IS.

25. 2009-10-16
    soldstatus $7,000

ⓘ 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: $1,469 · $122/mo
• Projected year-2 tax: $1,469 · $122/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 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,960
• − Mortgage interest: −$6,156
• − Property taxes: −$1,469
• − Insurance: −$550
• − Repairs & maintenance: −$717
• − Management: −$717
• − Depreciation: −$3,197
• Taxable loss: −$3,846
• Est. tax savings @ 24.0%: +$923
• After-tax cash flow: $-934/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: Abbeville 60
• NCES district ID: 4500690
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $34,522
• Composite: 40.9/100
• National rank: #3618
• State rank: #15 of 80 in SC

Livability — Abbeville

• Score: 66/100
• State rank: #111
• US rank: #11534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, SC
• Population (ZIP): 12,116

Population outlook (Abbeville County) Hauer SSP2

• Today (2025): 24,141 people
• By 2030: 23,446 · -2.9%
• By 2040: 21,768 · -9.8%
• By 2050: 20,098 · -16.7%
• By 2075: 16,518 · -31.6%
• By 2100: 13,125 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Abbeville

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -15.2pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+33.1 2016: R+28.3 2012: R+13.4 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.52%
• Current HPI: 379.552
• 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

+1470.0% since first listed

12 events — show timeline

• 2026-05-07 Listed $109,900 GAOR
• 2025-02-01 Rental Removed $1,000 RENT.
• 2024-10-25 Listed for Rent $1,000 RENT.
• 2024-05-01 Sold (MLS) $41,000 Greater Greenville MLS
• 2024-03-28 Contingent — Greater Greenville MLS
• 2024-03-19 Listed $45,000 Greater Greenville MLS
• 2017-10-02 Sold (Public Records) $18,500 Public Records
• 2017-09-28 Sold (MLS) $18,500 WUMLS
• 2017-09-28 Sold (MLS) $18,500 GAOR
• 2017-04-10 Listed $23,000 WUMLS
• 2017-04-08 Listed $23,000 GAOR
• 2009-10-16 Sold (Public Records) $7,000 Public Records

Property tax history

+27.3%/yr

Latest (2025): $1,469 · +47.5% YoY. Source: county tax records.