127 S Dennis Ave · Bishopville, SC 29010-0000

$74,900

2 bd · 1.0 ba · 1,095 sqft · SingleFamily · 84 Days on market

Built 1930 0.30 ac lot ↓ 17% since listing

---

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
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Investor special near downtown Bishopville. This 2 bedroom, 1 bath home offers approximately 1,095 square feet and is currently tenant occupied, providing immediate rental potential or the option to convert back to a primary residence. Interior features include high tongue and groove wood ceilings that add rustic character. The exterior needs TLC, creating value add opportunity. A detached barn/shop in the backyard adds flexible storage or workspace. Convenient location near shopping and dining in downtown Bishopville makes this a strong option for investors or buyers seeking affordability with upside. Two adjoining lots are also available for purchase, adding just over half an acre of addi

Key facts

• Detached barn/shop
• 0.3 acre lot
• 2 parking spots

Tags

• DETACHED BARN/SHOP
• TWO ADJOINING LOTS AVAILABLE

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Wood exterior finish; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen with bar; Formica countertops; Painted cabinets; Vinyl flooring in kitchen; Ceiling fan
• Bedrooms: Master bedroom on Main level with tub/shower, shared bath access, ceiling fan, private closet, and carpeted floors; Second bedroom on Main level with shared bath access, ceiling fan, private closet, and carpeted floors
• Flooring: Carpet in bedrooms and living areas; Vinyl flooring in kitchen
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace; High ceilings (over 9 ft); Free-standing smooth-surface range; Bar in kitchen; Eat-in kitchen; Formica countertops; Painted kitchen cabinets; Ceiling fans in kitchen and bedrooms; Heated laundry/utility room
• Laundry & utility: Laundry/utility room on Main level in heated space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#307 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Lee 01 (rural): math 10% / reading 23% proficiency, ranked #78 of 80 in SC (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($518 loan paydown + $2k appreciation (3.0% local appreciation)).
• Lee County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.53% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.20%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $18,615
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 N Heyward St	0.54mi	3/1.0 (+1)	1,178 (+8%)	1mo	$10,100	$9	56
316 Munnerlyn St	0.55mi	3/1.0 (+1)	960 (-12%)	4mo	$16,000	$17	45

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

Projected returns pro-forma

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

5-year hold

• IRR: 28.4%
• Equity multiple: 2.61×
• Total profit: $33,748
• Equity at exit: $33,678

10-year hold

• IRR: 28.9%
• Equity multiple: 5.08×
• Total profit: $85,548
• Equity at exit: $51,902

Cash invested: $20,972 (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 29010-0000

• Active inventory: 5
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $388

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 61%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-22
   status Pending
2. 2026-04-03
   price $74,900
3. 2026-02-27
   listed $90,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,755
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,179
• Taxable income: $3,682
• Est. tax owed @ 24.0%: −$884
• After-tax cash flow: $3,772/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: Lee 01
• NCES district ID: 4502670
• Math proficiency: 10% ▼ -8.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $28,700
• Composite: 12.93/100
• National rank: #9583
• State rank: #78 of 80 in SC

Livability — Bishopville

• Score: 55/100
• State rank: #307
• US rank: #23408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bishopville, SC

Population outlook (Lee County) Hauer SSP2

• Today (2025): 15,822 people
• By 2030: 14,703 · -7.1%
• By 2040: 12,434 · -21.4%
• By 2050: 10,603 · -33.0%
• By 2075: 8,103 · -48.8%
• By 2100: 6,932 · -56.2%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-16.8% since first listed

3 events — show timeline

• 2026-05-22 Pending — Consolidated MLS
• 2026-04-03 Price Changed $74,900 Consolidated MLS
• 2026-02-27 Listed $90,000 Consolidated MLS