1655 Irvin St · Brookdale, SC 29115

$45,000

3 bd · 1.0 ba · 868 sqft · SingleFamily public records · 18 Days on market

Built 1951 5,662 sqft 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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Don’t miss this value-add opportunity in Orangeburg. This 3-bedroom, 1-bath single-family home offers approximately 868 square feet of living space and sits on a manageable lot in an established residential neighborhood. Built in 1951, the property is in need of repairs and updates, making it ideal for investors, flippers, or landlords looking to add to their rental portfolio. Strong potential for cash flow or resale with comparable nearby sales showing investor activity in the area. Conveniently located near schools, shopping, and major roadways. NO HOA! Property is being sold strictly as-is, seller to make no repairs. Great opportunity to renovate and bring this property back to life! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 5,662 sq ft lot
• Built 1951
• Listed 18 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.1% vs local median 3.4% in Brookdale — 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 65/100 on livability (#144 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B; Watch: crime D+, amenities F, commute F.
• Zoned schools: Brookdale Elementary (math 30%, 244 students, 100% FRL); William J. Clark Middle (math 12%, 687 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 226 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($44k) 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

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D 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?
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: 2.67% ✓
• Cap rate: 24.09%
• Cash-on-cash: 63.57%
• DSCR: 3.83
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $130,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
347 Beulah St	0.13mi	3/1.0	975 (+12%)	20mo	$146,000	$150	57
1308 Goff Ave	0.49mi	2/1.0 (-1)	812 (-6%)	22mo	$51,000	$63	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 62.6%
• Equity multiple: 3.80×
• Total profit: $35,222
• Equity at exit: $6,710

10-year hold

• IRR: 67.1%
• Equity multiple: 7.78×
• Total profit: $85,412
• Equity at exit: $3,891

Cash invested: $12,600 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $668

Break-even live

Break-even rent $355

Max offer price $45,000

Occupancy floor 39%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
858 Manning St Orangeburg, SC	3.0	1.5	1000	$1,200	$1.20	18d	1	0.54mi

Listing history 4 events

1. 2026-05-18
   status Pending 823-char remark

   Show marketing remark (823 chars)

   Investor Special! Don’t miss this value-add opportunity in Orangeburg. This 3-bedroom, 1-bath single-family home offers approximately 868 square feet of living space and sits on a manageable lot in an established residential neighborhood. Built in 1951, the property is in need of repairs and updates, making it ideal for investors, flippers, or landlords looking to add to their rental portfolio. Strong potential for cash flow or resale with comparable nearby sales showing investor activity in the area. Conveniently located near schools, shopping, and major roadways. NO HOA! Property is being sold strictly as-is, seller to make no repairs. Great opportunity to renovate and bring this property back to life! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

2. 2026-04-24
   status Pending
3. 2026-04-06
   listed $45,000 Active 823-char remark

   Show marketing remark (823 chars)

   Investor Special! Don’t miss this value-add opportunity in Orangeburg. This 3-bedroom, 1-bath single-family home offers approximately 868 square feet of living space and sits on a manageable lot in an established residential neighborhood. Built in 1951, the property is in need of repairs and updates, making it ideal for investors, flippers, or landlords looking to add to their rental portfolio. Strong potential for cash flow or resale with comparable nearby sales showing investor activity in the area. Conveniently located near schools, shopping, and major roadways. NO HOA! Property is being sold strictly as-is, seller to make no repairs. Great opportunity to renovate and bring this property back to life! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

4. 2026-04-06
   listed $45,000 Active

   Show marketing remark (823 chars)

   Investor Special! Don’t miss this value-add opportunity in Orangeburg. This 3-bedroom, 1-bath single-family home offers approximately 868 square feet of living space and sits on a manageable lot in an established residential neighborhood. Built in 1951, the property is in need of repairs and updates, making it ideal for investors, flippers, or landlords looking to add to their rental portfolio. Strong potential for cash flow or resale with comparable nearby sales showing investor activity in the area. Conveniently located near schools, shopping, and major roadways. NO HOA! Property is being sold strictly as-is, seller to make no repairs. Great opportunity to renovate and bring this property back to life! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

ⓘ 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: $309 · $26/mo
• Projected year-2 tax: $309 · $26/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 ≥107°F today · 16 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: $14,400
• − Mortgage interest: −$2,521
• − Property taxes: −$309
• − Insurance: −$225
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$1,309
• Taxable income: $7,732
• Est. tax owed @ 24.0%: −$1,856
• After-tax cash flow: $6,154/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 — Brookdale

• Score: 65/100
• State rank: #144
• US rank: #13512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookdale, SC
• Population (ZIP): 27,179

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -56.65%
• Current HPI: 150.823
• 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

4 events — show timeline

• 2026-05-18 Pending — Consolidated MLS
• 2026-04-24 Pending — Charleston Trident MLS
• 2026-04-06 Listed $45,000 Charleston Trident MLS
• 2026-04-06 Listed $45,000 Consolidated MLS

Property tax history

+12.8%/yr

Latest (2024): $309 · +149.3% YoY. Source: county tax records.