5944 Rose Hill Rd · Dunbar, SC 29440

$324,000

4 bd · 2.0 ba · 1,624 sqft · Other public records · 89 Days on market

Built 1985 1.03 ac lot ↓ 32% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's your chance to own a beautiful home with peaceful and quiet surroundings. THE HOME IS BEING SOLD "AS-IS". With special TLC attention and updates, this jewel can become a diamond. This lovely all-brick home is nestled on a spacious one-acre lot. The lot provides space for additions and the expansion of a beautiful garden and patio for entertainment. No traffic jams and noisy cars. Enjoy the quiet seclusion from the busy lifestyle with lovely trees and shrubbery. There are four bedrooms, 2.5 bathrooms, and a lovely den with a fireplace that opens to a patio. With unique ideas, you can update and create an even more beautiful home to enjoy for many years.

Key facts

• Remodeled
• Hot water heater
• 1.03 acre lot

Tags

• REMODELED
• RECENTLY INSTALLED ROOF
• RECENTLY INSTALLED HVAC
• HOT WATER HEATER
• STAINLESS STEEL STOVE
• STAINLESS STEEL DISHWASHER

Property features AI

Finance

• Other: For sale
• HOA & community: Association fees billed monthly

Exterior

• Parking: Attached garage with garage door opener; 1 garage space; Total of 4 parking spaces
• Security: Smoke detectors
• Utilities: Electricity available; Public and private water options; well available; Septic available (septic tank)
• Home design: Single-story home; Brick construction; Resale property; Rectangular lot outside city limits (approx. 1.03 acres); Zoned FA
• Construction: Brick exterior; Crawlspace foundation
• Exterior features: Front porch; Patio

Interior

• Kitchen: Kitchen island; Pantry; Stainless steel appliances; Solid surface counters; Range; Dishwasher
• Bedrooms: Primary bedroom on main level; Additional bedrooms on main level (dimensions listed in rooms): 15.0 x 10.6; 14.7 x 10.10; 10.3 x 10.10; Bedroom on main level (utility room noted)
• Flooring: Laminate floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic with pull-down and permanent attic stairs; Ceiling fans; Main-level primary bedroom; Separate shower; Vanity; Walk-in closets; Fireplace; Unfurnished
• Laundry & utility: Washer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $324k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (8.7% below list).
• Recommended offer: $296k (8.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pleasant Hill Elementary (math 42% / reading 42%, grade F, #256 of 597 statewide, top 45%, 288 students, 100% FRL); Georgetown Middle (math 15% / reading 23%, grade F, #185 of 229 statewide, top 81%, 712 students, 100% FRL); Carvers Bay High (math 34% / reading 62%, grade D, #157 of 196 statewide, top 80%, 376 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 412 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; list at $324k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,906 (8.7% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.1

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-46,180
• Equity at exit: $48,309

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-31,947
• Equity at exit: $28,014

Cash invested: $90,720 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 412
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,959 medium
• Mortgage (P&I): −$1,699
• Tax est. 1.5%: −$405 /mo · $4,860/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $99

Break-even live

Break-even rent $2,834

Max offer price $324,000

Occupancy floor 92%

Sensitivity live

Price	-10% $322	-5% $211	+0% $99	+5% $-13	+10% $-125
Rent	-10% $-135	-5% $-18	+0% $99	+5% $215	+10% $332
Rate	-1.0pp $262	-0.5pp $181	base $99	+0.5pp $15	+1.0pp $-71

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-16
   status $324,000 Pending 89 DOM
2. 2026-06-15
   days on market $324,000 Active 89 DOM
3. 2026-06-14
   days on market $324,000 Active 87 DOM
4. 2026-06-10
   days on market $324,000 Active 84 DOM
5. 2026-06-09
   days on market $324,000 Active 83 DOM
6. 2026-06-08
   days on market $324,000 Active 82 DOM
7. 2026-06-07
   days on market $324,000 Active 81 DOM
8. 2026-06-03
   days on market $324,000 Active 77 DOM
9. 2026-06-02
   days on market $324,000 Active 76 DOM
10. 2026-06-01
    pricedays on market $324,000 Active 75 DOM
11. 2026-05-31
    days on market $329,000 Active 74 DOM
12. 2026-05-30
    days on market $329,000 Active 73 DOM
13. 2026-04-22
    price $329,000
14. 2026-04-12
    price $349,000
15. 2026-04-01
    price $355,000
16. 2026-03-18
    listed $359,000 Active
17. 2025-10-14
    soldstatus $137,500 Closed 677-char remark

    Show marketing remark (677 chars)

    Here's your chance to own a beautiful home with peaceful and quiet surroundings. THE HOME IS BEING SOLD "AS-IS". With special TLC attention and updates, this jewel can become a diamond. This lovely all-brick home is nestled on a spacious one-acre lot. The lot provides space for additions and the expansion of a beautiful garden and patio for entertainment. No traffic jams and noisy cars. Enjoy the quiet seclusion from the busy lifestyle with lovely trees and shrubbery. There are four bedrooms, 2.5 bathrooms, and a lovely den with a fireplace that opens to a patio. With unique ideas, you can update and create an even more beautiful home to enjoy for many years.

18. 2025-10-14
    soldstatus $137,500

    Show marketing remark (677 chars)

    Here's your chance to own a beautiful home with peaceful and quiet surroundings. THE HOME IS BEING SOLD "AS-IS". With special TLC attention and updates, this jewel can become a diamond. This lovely all-brick home is nestled on a spacious one-acre lot. The lot provides space for additions and the expansion of a beautiful garden and patio for entertainment. No traffic jams and noisy cars. Enjoy the quiet seclusion from the busy lifestyle with lovely trees and shrubbery. There are four bedrooms, 2.5 bathrooms, and a lovely den with a fireplace that opens to a patio. With unique ideas, you can update and create an even more beautiful home to enjoy for many years.

19. 2025-09-05
    historical Active Under Contract 677-char remark

    Show marketing remark (677 chars)

    Here's your chance to own a beautiful home with peaceful and quiet surroundings. THE HOME IS BEING SOLD "AS-IS". With special TLC attention and updates, this jewel can become a diamond. This lovely all-brick home is nestled on a spacious one-acre lot. The lot provides space for additions and the expansion of a beautiful garden and patio for entertainment. No traffic jams and noisy cars. Enjoy the quiet seclusion from the busy lifestyle with lovely trees and shrubbery. There are four bedrooms, 2.5 bathrooms, and a lovely den with a fireplace that opens to a patio. With unique ideas, you can update and create an even more beautiful home to enjoy for many years.

20. 2025-08-07
    price $185,000 677-char remark

    Show marketing remark (677 chars)

    Here's your chance to own a beautiful home with peaceful and quiet surroundings. THE HOME IS BEING SOLD "AS-IS". With special TLC attention and updates, this jewel can become a diamond. This lovely all-brick home is nestled on a spacious one-acre lot. The lot provides space for additions and the expansion of a beautiful garden and patio for entertainment. No traffic jams and noisy cars. Enjoy the quiet seclusion from the busy lifestyle with lovely trees and shrubbery. There are four bedrooms, 2.5 bathrooms, and a lovely den with a fireplace that opens to a patio. With unique ideas, you can update and create an even more beautiful home to enjoy for many years.

21. 2025-06-28
    price $320,000 677-char remark

    Show marketing remark (677 chars)

    Here's your chance to own a beautiful home with peaceful and quiet surroundings. THE HOME IS BEING SOLD "AS-IS". With special TLC attention and updates, this jewel can become a diamond. This lovely all-brick home is nestled on a spacious one-acre lot. The lot provides space for additions and the expansion of a beautiful garden and patio for entertainment. No traffic jams and noisy cars. Enjoy the quiet seclusion from the busy lifestyle with lovely trees and shrubbery. There are four bedrooms, 2.5 bathrooms, and a lovely den with a fireplace that opens to a patio. With unique ideas, you can update and create an even more beautiful home to enjoy for many years.

22. 2025-03-15
    price $360,000 677-char remark

    Show marketing remark (677 chars)

    Here's your chance to own a beautiful home with peaceful and quiet surroundings. THE HOME IS BEING SOLD "AS-IS". With special TLC attention and updates, this jewel can become a diamond. This lovely all-brick home is nestled on a spacious one-acre lot. The lot provides space for additions and the expansion of a beautiful garden and patio for entertainment. No traffic jams and noisy cars. Enjoy the quiet seclusion from the busy lifestyle with lovely trees and shrubbery. There are four bedrooms, 2.5 bathrooms, and a lovely den with a fireplace that opens to a patio. With unique ideas, you can update and create an even more beautiful home to enjoy for many years.

23. 2025-02-04
    listed $485,000 Active 677-char remark

    Show marketing remark (677 chars)

    Here's your chance to own a beautiful home with peaceful and quiet surroundings. THE HOME IS BEING SOLD "AS-IS". With special TLC attention and updates, this jewel can become a diamond. This lovely all-brick home is nestled on a spacious one-acre lot. The lot provides space for additions and the expansion of a beautiful garden and patio for entertainment. No traffic jams and noisy cars. Enjoy the quiet seclusion from the busy lifestyle with lovely trees and shrubbery. There are four bedrooms, 2.5 bathrooms, and a lovely den with a fireplace that opens to a patio. With unique ideas, you can update and create an even more beautiful home to enjoy for many years.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $35,509
• − Mortgage interest: −$18,149
• − Property taxes: −$4,860
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,841
• − Management: −$2,841
• − Depreciation: −$9,425
• Taxable loss: −$4,227
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $2,197/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Dunbar

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• 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

-32.2% since first listed

11 events — show timeline

• 2026-04-22 Price Changed $329,000 CCAR
• 2026-04-12 Price Changed $349,000 CCAR
• 2026-04-01 Price Changed $355,000 CCAR
• 2026-03-18 Listed $359,000 CCAR
• 2025-10-14 Sold (Public Records) $137,500 Public Records
• 2025-10-14 Sold (MLS) $137,500 CCAR
• 2025-09-05 Contingent — CCAR
• 2025-08-07 Price Changed $185,000 CCAR
• 2025-06-28 Price Changed $320,000 CCAR
• 2025-03-15 Price Changed $360,000 CCAR
• 2025-02-04 Listed $485,000 CCAR

Property tax history

+5.0%/yr

Latest (2025): $425 · +15.4% YoY. Source: county tax records.