104 Elder Branch Rd · Cordova, SC 29039

$185,000

4 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 15 Days on market

Built 1945 1.10 ac lot

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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 +10.0/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bath country-style home, built in 1945. With 1,636 square feet of living space, it exudes original character and timeless charm. The spacious backyard is graced with beautiful pecan trees, and the 24x24 workshop--complete with its own bathroom--provides ample storage and workspace. A one-car carport adds convenience, all nestled on a generous 1.1-acre lot--ready for your next chapter.

Key facts

• Spacious backyard
• 24x24 workshop
• Pecan trees

Tags

• SPACIOUS BACKYARD
• PECAN TREES
• 24X24 WORKSHOP
• AMPLE STORAGE
• ONE-CAR CARPORT
• 1.1-ACRE LOT

Property features AI

Exterior

• Parking: 1-car carport; Off-street parking
• Utilities: Septic tank; Public utilities available
• Home design: Single-family detached home; One level; Ground-level entry; Fee simple ownership; Property on 1–2 acres
• Construction: Asphalt roof
• Exterior features: Asphalt roof; Workshop on site

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating
• Interior features: Refrigerator included
• Laundry & utility: Septic tank service noted

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (32.5% below list).
• Recommended offer: $125k (32.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#230 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Zoned schools: Edisto Primary (554 students, 100% FRL); Carver Edisto Middle (math 12%, 515 students, 100% FRL); Edisto High (math 24%, 677 students, 100% FRL).
• Market conditions: 15 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.0% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $124,828 (32.5% 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. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.67% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.90×
• Total profit: $46,718
• Equity at exit: $116,759

10-year hold

• IRR: 13.8%
• Equity multiple: 3.75×
• Total profit: $142,623
• Equity at exit: $212,134

Cash invested: $51,800 (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 29039

• Home prices YoY: 4.0%
• Active inventory: 15
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-110

Break-even live

Break-even rent $1,388

Max offer price $165,487

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-58	+0% $-110	+5% $-163	+10% $-215
Rent	-10% $-209	-5% $-160	+0% $-110	+5% $-61	+10% $-12
Rate	-1.0pp $-17	-0.5pp $-63	base $-110	+0.5pp $-158	+1.0pp $-207

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $185,000 Active 15 DOM
2. 2026-06-18
   days on market $185,000 Active 14 DOM
3. 2026-06-17
   days on market $185,000 Active 13 DOM
4. 2026-06-16
   days on market $185,000 Active 12 DOM
5. 2026-06-15
   days on market $185,000 Active 11 DOM
6. 2026-06-14
   days on market $185,000 Active 9 DOM
7. 2026-06-12
   days on market $185,000 Active 8 DOM
8. 2026-06-09
   days on market $185,000 Active 5 DOM
9. 2026-06-08
   days on market $185,000 Active 4 DOM
10. 2026-06-07
    days on market $185,000 Active 3 DOM
11. 2026-06-07
    remarks 425-char remark
12. 2026-06-07
    listed $185,000 Active 2 DOM

ⓘ 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: $592 · $49/mo
• Projected year-2 tax: $1,054 · $88/mo
• Expected delta: +$462/yr (+$39/mo · 78.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 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: $14,979
• − Mortgage interest: −$10,363
• − Property taxes: −$592
• − Insurance: −$925
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$5,382
• Taxable loss: −$4,679
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $-202/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 — Cordova

• Score: 60/100
• State rank: #230
• US rank: #19531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,008

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 52% White 40% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 1% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% 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: ▲ 6.04%
• Current HPI: 158.3882
• 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

1 event — show timeline

• 2026-06-03 Listed $185,000 Charleston Trident MLS