210 Mcbeth St · Union, SC 29379

$50,000

1 bd · 1.0 ba · 996 sqft · SingleFamily public records · 11 Days on market

Built 1968 8,276 sqft lot Est $95k · 47% under ↓ 31% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Are you looking for the perfect investment opportunity! Well look no further, located in the center of Union SC this property has 1 bedroom and 1 bath all located on the main. This home does requires a little TLC! However, It could be the perfect flip and fix for investors who are looking for a return on investment. Schedule your showing today to see if this home will be a good fit for you! Accepting cash and conventional loans sold as is. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 8,276 sq ft lot
• Built 1968
• Listed 11 days

Property features AI

Finance

• Other: Property on approximately 0.19 acre

Exterior

• Parking: Detached carport (1 parking space)
• Utilities: Sewer: Other (see remarks)
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access; Water: Other (see remarks)

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Interior features: Main-level master bedroom

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $50k).
• Cap rate 16.8% vs local median 2.8% in Union — 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 52/100 on livability (#359 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Union 01 (town): math 23% / reading 33% proficiency, ranked #60 of 80 in SC (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Union County High (math 31% / reading 71%, grade D+, #148 of 196 statewide, top 76%, 1,069 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 51% at this address vs 28% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Union 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 121 active listings in the ZIP; 57 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Union County population projected at -28% 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1968 — 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. 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?
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: 1.90% ✓
• Cap rate: 16.84%
• Cash-on-cash: 37.67%
• DSCR: 2.68
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $94,620
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Mcbeth St	0.09mi	2/1.0 (+1)	1,030 (+3%)	14mo	$97,520	$95	74
107 Scott St	0.63mi	2/1.0 (+1)	1,000 (+0%)	19mo	$120,000	$120	49
403 Scott St St	0.70mi	2/1.0 (+1)	950 (-5%)	9mo	$29,000	$31	47
225 S Boyce St	0.74mi	2/1.0 (+1)	1,107 (+11%)	4mo	$75,000	$68	39

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: 33.6%
• Equity multiple: 2.42×
• Total profit: $19,881
• Equity at exit: $7,455

10-year hold

• IRR: 40.6%
• Equity multiple: 4.81×
• Total profit: $53,326
• Equity at exit: $4,323

Cash invested: $14,000 (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 29379

• Home prices YoY: -31.6%
• Active inventory: 121
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$28 /mo · $335/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $439

Break-even live

Break-even rent $394

Max offer price $50,000

Occupancy floor 49%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $50,000 Active 11 DOM
2. 2026-06-18
   days on market $50,000 Active 10 DOM
3. 2026-06-17
   days on market $50,000 Active 9 DOM
4. 2026-06-16
   days on market $50,000 Active 8 DOM
5. 2026-06-15
   days on market $50,000 Active 7 DOM
6. 2026-06-14
   days on market $50,000 Active 5 DOM
7. 2026-06-12
   days on market $50,000 Active 4 DOM
8. 2026-06-09
   pricedays on marketlisting id $50,000 Active 1 DOM
9. 2026-05-31
   days on market $55,000 Active 357 DOM
10. 2026-05-30
    days on market $55,000 Active 356 DOM
11. 2026-05-12
    price $55,000
12. 2026-01-17
    price $60,000
13. 2025-11-12
    price $65,000
14. 2025-08-15
    price $70,000
15. 2025-06-08
    listed $80,000 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: $335 · $28/mo
• Projected year-2 tax: $335 · $28/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 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,399
• − Mortgage interest: −$2,801
• − Property taxes: −$335
• − Insurance: −$250
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,455
• Taxable income: $4,735
• Est. tax owed @ 24.0%: −$1,136
• After-tax cash flow: $4,137/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: Union 01
• NCES district ID: 4503750
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $34,709
• Composite: 23.05/100
• National rank: #7971
• State rank: #60 of 80 in SC

Livability — Union

• Score: 52/100
• State rank: #359
• US rank: #25100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union, SC
• Population (ZIP): 17,580

Population outlook (Union County) Hauer SSP2

• Today (2025): 25,518 people
• By 2030: 24,099 · -5.6%
• By 2040: 21,133 · -17.2%
• By 2050: 18,314 · -28.2%
• By 2075: 13,235 · -48.1%
• By 2100: 9,565 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 31% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+32.7) · D 33.2% · R 65.9%
• 2008→2024 swing: -21.5pp toward R · 2008: -11.2pp · 2024: -32.7pp
• All cycles: 2024: R+32.7 2020: R+24.5 2016: R+19.3 2012: R+6.5 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.94%
• Current HPI: 158.1075
• 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

-31.2% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $55,000 Consolidated MLS
• 2026-01-17 Price Changed $60,000 Consolidated MLS
• 2025-11-12 Price Changed $65,000 Consolidated MLS
• 2025-08-15 Price Changed $70,000 Consolidated MLS
• 2025-06-08 Listed $80,000 Consolidated MLS

Property tax history

+8.7%/yr

Latest (2025): $335 · +219.4% YoY. Source: county tax records.