202 Prince St · Abbeville, SC 29620

$205,000

4 bd · 3.0 ba · 1,711 sqft · SingleFamily public records · 37 Days on market

Built 1979 Est $277k · 26% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks MLS

Are you all about Abbeville? Well, then take a look at 202 Prince Street! This brick ranch is neat as a pin and nestled on a private, quiet, city street but still close to it all! This home features a large living room with gas log fireplace. The kitchen-dining combo hosts lots of cabinets and counter space with tons of space left over for a large dining room table, perfect for all of your gatherings. The master bedroom is spacious and can accommodate a king bed and other large furnishings. The fourth bedroom is massive and has it's own private half bath and separate entrance. It's more than a bedroom really. .. it could easily be divided into a bedroom and living space making it an ideal in-law suite or bonus room. 202 Prince Street is just a hop, skip and jump away from the bustling Abbeville square full of arts, entertainment and fine dining. Give us a call today for more details or to schedule your private tour!

Key facts

• Side entrance
• Brick exterior
• Private setting

Tags

• PRIVATE BEDROOM AND BATH
• SIDE ENTRANCE
• BRICK EXTERIOR
• PRIVATE SETTING
• SINGLE-LEVEL LIVING

Property features AI

Exterior

• Home design: Single-family detached residence; Single story
• Construction: Brick construction
• Exterior features: Cleared lot; Shed(s) on property

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Carpet and laminate flooring

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (20.5% below list).
• Recommended offer: $151k (26.6% below list) — sets the bar for cash-flow.

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; 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k 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 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $150,548 (26.6% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.44%
• DSCR: 0.71
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $277,182
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Byrnes Ave	0.25mi	3/2.0 (-1)	1,700 (-1%)	0mo	$275,000	$162	78
107 Calhoun St	0.46mi	3/2.0 (-1)	1,485 (-13%)	1mo	$187,500	$126	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.61×
• Total profit: $92,151
• Equity at exit: $184,680

10-year hold

• IRR: 18.1%
• Equity multiple: 6.00×
• Total profit: $287,077
• Equity at exit: $398,270

Cash invested: $57,400 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$436 /mo · $5,229/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-308

Break-even live

Break-even rent $2,021

Max offer price $150,548

Occupancy floor —

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $205,000 Active 37 DOM
2. 2026-06-17
   days on market $205,000 Active 36 DOM
3. 2026-06-16
   days on market $205,000 Active 35 DOM
4. 2026-06-15
   days on market $205,000 Active 34 DOM
5. 2026-06-13
   days on market $205,000 Active 32 DOM
6. 2026-06-10
   days on market $205,000 Active 29 DOM
7. 2026-06-09
   days on market $205,000 Active 28 DOM
8. 2026-06-08
   days on market $205,000 Active 27 DOM
9. 2026-06-07
   days on market $205,000 Active 26 DOM
10. 2026-06-03
    days on market $205,000 Active 22 DOM
11. 2026-06-03
    days on market $205,000 Active 21 DOM
12. 2026-06-01
    days on market $205,000 Active 20 DOM
13. 2026-05-31
    days on market $205,000 Active 19 DOM
14. 2026-05-12
    listed $210,000 Active
15. 2026-02-28
    price $239,500
16. 2026-01-27
    price $240,000
17. 2025-11-11
    price $248,000
18. 2025-10-28
    price $250,000
19. 2025-10-15
    price $255,000
20. 2022-05-25
    soldstatus $190,000
21. 2022-05-23
    soldstatus $190,000 931-char remark

    Show marketing remark (931 chars)

    Are you all about Abbeville? Well, then take a look at 202 Prince Street! This brick ranch is neat as a pin and nestled on a private, quiet, city street but still close to it all! This home features a large living room with gas log fireplace. The kitchen-dining combo hosts lots of cabinets and counter space with tons of space left over for a large dining room table, perfect for all of your gatherings. The master bedroom is spacious and can accommodate a king bed and other large furnishings. The fourth bedroom is massive and has it's own private half bath and separate entrance. It's more than a bedroom really. .. it could easily be divided into a bedroom and living space making it an ideal in-law suite or bonus room. 202 Prince Street is just a hop, skip and jump away from the bustling Abbeville square full of arts, entertainment and fine dining. Give us a call today for more details or to schedule your private tour!

22. 2022-03-16
    listed $197,000 931-char remark

    Show marketing remark (931 chars)

    Are you all about Abbeville? Well, then take a look at 202 Prince Street! This brick ranch is neat as a pin and nestled on a private, quiet, city street but still close to it all! This home features a large living room with gas log fireplace. The kitchen-dining combo hosts lots of cabinets and counter space with tons of space left over for a large dining room table, perfect for all of your gatherings. The master bedroom is spacious and can accommodate a king bed and other large furnishings. The fourth bedroom is massive and has it's own private half bath and separate entrance. It's more than a bedroom really. .. it could easily be divided into a bedroom and living space making it an ideal in-law suite or bonus room. 202 Prince Street is just a hop, skip and jump away from the bustling Abbeville square full of arts, entertainment and fine dining. Give us a call today for more details or to schedule your private tour!

ⓘ 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: $5,229 · $436/mo
• Projected year-2 tax: $5,229 · $436/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: $19,565
• − Mortgage interest: −$11,483
• − Property taxes: −$5,229
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$5,964
• Taxable loss: −$7,267
• Est. tax savings @ 24.0%: +$1,744
• After-tax cash flow: $-1,955/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

+6.6% since first listed

9 events — show timeline

• 2026-05-12 Listed $210,000 GAOR
• 2026-02-28 Price Changed $239,500 GAOR
• 2026-01-27 Price Changed $240,000 GAOR
• 2025-11-11 Price Changed $248,000 GAOR
• 2025-10-28 Price Changed $250,000 GAOR
• 2025-10-15 Price Changed $255,000 GAOR
• 2022-05-25 Sold (Public Records) $190,000 Public Records
• 2022-05-23 Sold (MLS) $190,000 GAOR
• 2022-03-16 Listed $197,000 GAOR

Property tax history

+25.9%/yr

Latest (2025): $5,229 · +6.4% YoY. Source: county tax records.