106 Dacus St · Williamston, SC 29697

$79,500

2 bd · 1.0 ba · 1,072 sqft · Other public records · 20 Days on market

0.26 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
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER UPPER, IN THE HEART OF TOWN, ON NICE LEVEL CORNER LOT. This is a handyman's special and being sold AS IS with Cash, no financing. 2 bedroom, 1 bath, walkable to everything in town. Call Today To See All The Potential This Home Has in A Quiet Neighborhood on A Dead End Street.

Key facts

• Dead end street
• Level corner lot
• Quiet neighborhood

Tags

• LEVEL CORNER LOT
• QUIET NEIGHBORHOOD
• DEAD END STREET

Property features AI

Finance

• Other: Lead-based paint disclosure required
• HOA & community: No HOA fees

Exterior

• Parking: Gravel driveway; No garage
• Utilities: Public water; Public sewer; Public garbage pickup; Electric water heater
• Home design: Single-story home; Approximate age: 50+ years; Crawl space foundation
• Construction: Asbestos shingle exterior; Composition shingle roof
• Exterior features: Front porch; Corner lot with some trees

Interior

• Kitchen: Kitchen (13 x 10); No appliances included
• Bedrooms: Primary bedroom on main level (16 x 13); Second bedroom on main level (13 x 11); Two bedrooms on the main level
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heating: Other (see remarks); Cooling: Wall/window units; Electric water heater
• Interior features: Ceiling fan
• Laundry & utility: Laundry on first floor; Laundry in garage/storage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 1.7% in Williamston — 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 72/100 on livability (#43 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities D, crime F.
• Anderson 01 (rural): math 58% / reading 60% proficiency, ranked #3 of 80 in SC (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Palmetto Elementary (math 43% / reading 45%, grade F, #239 of 597 statewide, top 41%, 565 students, 84% FRL) — zoned schools average 84% FRL vs 35% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 59% district-wide (-15 pts) — the specific schools serving this property underperform the Anderson 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 110 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,307 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.60% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.07%
• DSCR: 2.03
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.1%
• Equity multiple: 1.65×
• Total profit: $14,406
• Equity at exit: $11,854

10-year hold

• IRR: 24.7%
• Equity multiple: 3.15×
• Total profit: $47,781
• Equity at exit: $6,874

Cash invested: $22,260 (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 29697

• Home prices YoY: -18.7%
• Active inventory: 110
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $428

Break-even live

Break-even rent $729

Max offer price $79,500

Occupancy floor 61%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Williamston Ct Williamston, SC	1.0–3.0	1.0–2.0	940	$1,287	$1.37	3d	1	0.26mi
602 Tripp St Williamston, SC	2.0	1.0	1000	$1,200	$1.20	24d	1	1.24mi

Listing history 10 events

1. 2026-06-10
   status $79,500 Pending 20 DOM
2. 2026-06-09
   days on market $79,500 Contingency Contract 20 DOM
3. 2026-06-08
   days on market $79,500 Contingency Contract 19 DOM
4. 2026-06-07
   days on market $79,500 Contingency Contract 18 DOM
5. 2026-06-03
   days on market $79,500 Contingency Contract 14 DOM
6. 2026-06-03
   days on market $79,500 Contingency Contract 13 DOM
7. 2026-06-01
   days on market $79,500 Contingency Contract 12 DOM
8. 2026-05-31
   days on market $79,500 Contingency Contract 11 DOM
9. 2026-05-18
   listed $79,500 Active 282-char remark

   Show marketing remark (282 chars)

   FIXER UPPER, IN THE HEART OF TOWN, ON NICE LEVEL CORNER LOT. This is a handyman's special and being sold AS IS with Cash, no financing. 2 bedroom, 1 bath, walkable to everything in town. Call Today To See All The Potential This Home Has in A Quiet Neighborhood on A Dead End Street.

10. 2026-05-18
    listed $79,500 Active

    Show marketing remark (282 chars)

    FIXER UPPER, IN THE HEART OF TOWN, ON NICE LEVEL CORNER LOT. This is a handyman's special and being sold AS IS with Cash, no financing. 2 bedroom, 1 bath, walkable to everything in town. Call Today To See All The Potential This Home Has in A Quiet Neighborhood on A Dead End Street.

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $1,515 · $126/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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,253
• − Mortgage interest: −$4,453
• − Property taxes: −$1,515
• − Insurance: −$398
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$2,313
• Taxable income: $4,134
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $4,142/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: Anderson 01
• NCES district ID: 4500780
• Math proficiency: 58% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $52,196
• Composite: 50.46/100
• National rank: #1861
• State rank: #3 of 80 in SC

Livability — Williamston

• Score: 72/100
• State rank: #43
• US rank: #6133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamston, SC
• Population (ZIP): 14,426

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Guatemala
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.07%
• Current HPI: 260.8468
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $79,500 Greater Greenville MLS
• 2026-05-18 Listed $79,500 WUMLS

Property tax history

+3.5%/yr

Latest (2025): $1,515 · +13.9% YoY. Source: county tax records.