1350 4 Holes Rd · Cameron, SC 29115

$85,000

5 bd · 2.5 ba · 3,320 sqft · SingleFamily · 105 Days on market

Built 1914 1.00 ac 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 +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS INVESTORS INVESTORS! Investor Special in Orangeburg! This 3320 sq ft ranch-style home sits on a full 1-acre lot and is already framed for a 5-bedroom, 2.5-bath layout saving you time and getting you straight to the value-add stage. Major structural framing is complete, allowing you to focus on finishing and maximizing returns. With an estimated ARV of $350,000 - $400,000, this project presents a clear opportunity for strong profit margins whether you're flipping, holding as a high-capacity rental, or adding to your investment portfolio. The expansive lot provides additional upside potential for outdoor upgrades, added features, or future enhancements to increase resale value. Bein

Key facts

• Expansive lot
• Full 1-acre lot
• 1 acre lot

Tags

• FULL 1-ACRE LOT
• MAJOR STRUCTURAL FRAMING
• EXPANSIVE LOT

Property features AI

Finance

• Other: Approximately 1 acre lot; Paved road access

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-story home; Facing/entry level: Main
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Wood exterior finish

Interior

• Kitchen: Kitchen on main level with hardwood floor
• Bedrooms: Main-level master bedroom with private bath; Additional bedrooms with hardwood floors
• Flooring: Hardwood floors in living spaces and bedrooms
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom on main level
• Interior features: Attic access; Unfinished lower level

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#125 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Zoned schools: Whittaker Elementary (math 24%, 415 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 226 active listings in the ZIP; 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 $588 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $85k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.66% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.69%
• DSCR: 2.19
• GRM: 5.0

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-6,937
• Equity at exit: $12,674

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $3,550
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $103

Break-even live

Break-even rent $1,283

Max offer price $85,000

Occupancy floor 88%

Sensitivity live

Price	-10% $162	-5% $132	+0% $103	+5% $74	+10% $44
Rent	-10% $-9	-5% $47	+0% $103	+5% $159	+10% $215
Rate	-1.0pp $146	-0.5pp $125	base $103	+0.5pp $81	+1.0pp $58

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $85,000 Active 105 DOM
2. 2026-06-18
   days on market $85,000 Active 104 DOM
3. 2026-06-17
   days on market $85,000 Active 103 DOM
4. 2026-06-16
   days on market $85,000 Active 102 DOM
5. 2026-06-15
   days on market $85,000 Active 101 DOM
6. 2026-06-14
   days on market $85,000 Active 99 DOM
7. 2026-06-12
   days on market $85,000 Active 98 DOM
8. 2026-06-09
   days on market $85,000 Active 95 DOM
9. 2026-06-08
   days on market $85,000 Active 94 DOM
10. 2026-06-07
    days on market $85,000 Active 93 DOM
11. 2026-06-07
    days on market $85,000 Active 92 DOM
12. 2026-06-04
    days on market $85,000 Active 89 DOM
13. 2026-06-02
    days on market $85,000 Active 88 DOM
14. 2026-06-01
    days on market $85,000 Active 87 DOM
15. 2026-05-31
    days on market $85,000 Active 86 DOM
16. 2026-05-31
    days on market $85,000 Active 85 DOM
17. 2026-03-07
    price $85,000
18. 2026-03-06
    listed $105,000 Active
19. 2024-10-01
    historical
20. 2024-03-12
    status Active
21. 2024-02-18
    historical
22. 2023-08-22
    status Active
23. 2023-08-16
    historical
24. 2023-07-14
    status Active
25. 2023-06-29
    status Pending
26. 2023-03-15
    listed $99,000 Active
27. 2022-08-04
    historical
28. 2022-07-12
    listed $50,000 Active
29. 2021-12-19
    historical
30. 2021-10-28
    status Active
31. 2021-09-30
    status Pending
32. 2021-08-25
    price $87,500
33. 2021-08-24
    price $87,500
34. 2021-08-24
    listed $75,000 Active
35. 2017-09-14
    soldstatus $36,000 Closed

ⓘ 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 6/10 Major FEMA zone AE · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 15 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: $16,965
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$2,473
• Taxable income: $198
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $1,187/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 — Cameron

• Score: 66/100
• State rank: #125
• US rank: #12359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+136.1% since first listed

19 events — show timeline

• 2026-03-07 Price Changed $85,000 Consolidated MLS
• 2026-03-06 Listed $105,000 Consolidated MLS
• 2024-10-01 Listing Removed — Charleston Trident MLS
• 2024-03-12 Relisted — Charleston Trident MLS
• 2024-02-18 Listing Removed — Charleston Trident MLS
• 2023-08-22 Relisted — Charleston Trident MLS
• 2023-08-16 Listing Removed — Charleston Trident MLS
• 2023-07-14 Relisted — Charleston Trident MLS
• 2023-06-29 Pending — Charleston Trident MLS
• 2023-03-15 Listed $99,000 Charleston Trident MLS
• 2022-08-04 Delisted — Consolidated MLS
• 2022-07-12 Listed $50,000 Consolidated MLS
• 2021-12-19 Listing Removed — Charleston Trident MLS
• 2021-10-28 Relisted — Charleston Trident MLS
• 2021-09-30 Pending — Charleston Trident MLS
• 2021-08-25 Price Changed $87,500 Consolidated MLS
• 2021-08-24 Price Changed $87,500 Charleston Trident MLS
• 2021-08-24 Listed $75,000 Charleston Trident MLS
• 2017-09-14 Sold (MLS) $36,000 Charleston Trident MLS