210 James St · Union, SC 29379

$121,250

3 bd · 1.0 ba · 1,151 sqft · Other public records · 92 Days on market

Built 1930 5,227 sqft lot ↓ 19% since listing

---

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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.8/10.0
• 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

Charming Cottage on a quiet street! This adorable 3 Bedroom 1 Bath Home has been recently renovated and is ready for a new owner to call it home. From the moment you step in the homes welcoming and cavernous Greatroom you will feel right at home. The main living area is spacious with some built in shelves and has plenty of room for both funiture and guest; it is not only large enough to entertain without feeling cramped but also still feels cozy and warm. Just through the french doors is a welcoming dinning space that connects to the Galley Style kitchen that provides ample cabinets and freshly done custom epoxy countertops. The real show stopper is out the back door where you will find lar

Key facts

• Built in shelves
• 14x10 deck
• Galley style kitchen

Tags

• BUILT IN SHELVES
• GALLEY STYLE KITCHEN
• CUSTOM EPOXY COUNTERTOPS
• 14X10 DECK

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Slab foundation
• Exterior features: Deck; Porch; Level, wooded lot; Lot dimensions approximately 52 x 100 x 51 x 111

Interior

• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Gas water heater
• Laundry & utility: Main-level laundry closet with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $121k.

Deal economics

• At list price, monthly cash flow is $105 ($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 $107k (12.0% below list).
• Recommended offer: $107k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.9% 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: Foster Park Elementary (math 23% / reading 23%, grade F, #469 of 597 statewide, top 79%, 456 students, 100% FRL); Sims Middle (math 14% / reading 25%, grade F, #182 of 229 statewide, top 80%, 672 students, 100% FRL); 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.
• Market conditions: 124 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 $838 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($110k) 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $106,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 9.5

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-12,975
• Equity at exit: $18,079

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-2,834
• Equity at exit: $10,483

Cash invested: $33,950 (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: 124
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$636
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $105

Break-even live

Break-even rent $933

Max offer price $121,250

Occupancy floor 85%

Sensitivity live

Price	-10% $174	-5% $140	+0% $105	+5% $71	+10% $37
Rent	-10% $21	-5% $63	+0% $105	+5% $148	+10% $190
Rate	-1.0pp $167	-0.5pp $136	base $105	+0.5pp $74	+1.0pp $42

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: $30,312
• Closing costs: $3,638
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $121,250 Active 92 DOM
2. 2026-06-19
   days on market $121,250 Active 90 DOM
3. 2026-06-18
   days on market $121,250 Active 89 DOM
4. 2026-06-17
   days on market $121,250 Active 88 DOM
5. 2026-06-17
   status $121,250 Active 87 DOM
6. 2026-06-07
   statusdays on market $121,250 Pending 87 DOM
7. 2026-06-05
   days on market $121,250 Active 86 DOM
8. 2026-06-03
   days on market $121,250 Active 85 DOM
9. 2026-06-02
   days on market $121,250 Active 84 DOM
10. 2026-06-01
    days on market $121,250 Active 83 DOM
11. 2026-05-31
    days on market $121,250 Active 82 DOM
12. 2026-05-30
    days on market $121,250 Active 81 DOM
13. 2026-05-11
    price $121,250
14. 2026-03-10
    listed $124,900 Active
15. 2026-01-13
    price $124,900
16. 2025-10-27
    price $132,500
17. 2025-04-10
    price $142,500
18. 2025-01-30
    listed $149,900 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: $610 · $51/mo
• Projected year-2 tax: $691 · $58/mo
• Expected delta: +$81/yr (+$7/mo · 13.3%)

ⓘ 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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $12,801
• − Mortgage interest: −$6,792
• − Property taxes: −$610
• − Insurance: −$606
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$3,527
• Taxable loss: −$783
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $1,454/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

-19.1% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $121,250 SPMLS
• 2026-03-10 Listed $124,900 SPMLS
• 2026-01-13 Price Changed $124,900 SPMLS
• 2025-10-27 Price Changed $132,500 SPMLS
• 2025-04-10 Price Changed $142,500 SPMLS
• 2025-01-30 Listed $149,900 SPMLS

Property tax history

+9.4%/yr

Latest (2025): $610 · +7.2% YoY. Source: county tax records.