116 Underhill Rd · Walterboro, SC 29488

$263,000

3 bd · 2.0 ba · 1,315 sqft · SingleFamily public records · 114 Days on market

Built 1950 0.30 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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 2-bathroom home is situated in the well-established neighborhood of Forest Hills known for its mature landscaping and friendly community atmosphere. The property is being sold ''as is,'' providing a unique opportunity for buyers looking to personalize their new home. The three bedrooms are generously-sized, each providing a cozy and restful atmosphere. The kitchen is designed for functionality and style, with plenty of counter space, and a cozy dining nook. Outside you will find mature landscaping and a sizable backyard, perfect for outdoor activities and gardening. Do not miss the opportunity to purchase this property that is ideal for buyers looking to customize their dream home in a great neighborhood.

Key facts

• New kitchen
• New flooring
• New appliances

Tags

• UPDATED ELECTRICAL REWIRES
• NEW KITCHEN
• NEW APPLIANCES
• NEW FLOORING
• NEW ROOF
• NEW TANKLESS WATER HEATER

Property features AI

Exterior

• Parking: Off-street parking; No carport
• Utilities: Public sewer; Dominion Energy service; Palmetto Telephone Rural Cooperative service
• Home design: Single family detached home; One story; Ground-level entry; Facing direction not specified
• Construction: Architectural roof; Fee simple ownership
• Exterior features: Partial fencing; Shed on property; Level yard; Lot under 0.5 acre

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Kitchen island; ENERGY STAR qualified appliances; Tankless water heater
• Bedrooms: 3 bedrooms; Primary bedroom on lower level with ceiling fan and walk-in closet
• Flooring: Luxury vinyl; Wood
• Bathrooms: 2 bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Blown ceiling insulation; Kitchen island; Walk-in closets; Ceiling fans; Eat-in kitchen; Family room; Living/dining combo
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $231k (12.1% below list).
• Recommended offer: $231k (12.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#269 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Colleton 01 (rural): math 13% / reading 28% proficiency, ranked #69 of 80 in SC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Forest Hills Elementary (math 17% / reading 24%, grade F, #490 of 597 statewide, top 82%, 469 students, 100% FRL); Colleton County Middle (math 8% / reading 18%, grade F, #210 of 229 statewide, top 93%, 1,121 students, 100% FRL); Colleton County High (math 28% / reading 80%, grade C-, #137 of 196 statewide, top 70%, 1,497 students, 100% FRL) — zoned schools average 100% FRL vs 69% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 223 active listings in the ZIP; 50 units permitted in Colleton 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 $8k of value loss. Plan a longer hold.
• Colleton 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 114 days — a 9% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $27k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $231,225 (12.1% below list)

Questions for the listing agent

1. It's been on market 114 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 1950 — 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: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• 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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-29,418
• Equity at exit: $39,214

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-8,864
• Equity at exit: $22,739

Cash invested: $73,640 (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 29488

• Home prices YoY: -33.6%
• Active inventory: 223
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,312 medium
• Mortgage (P&I): −$1,379
• Tax from tax record: −$129 /mo · $1,551/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $209

Break-even live

Break-even rent $2,048

Max offer price $263,000

Occupancy floor 86%

Sensitivity live

Price	-10% $357	-5% $283	+0% $209	+5% $134	+10% $60
Rent	-10% $26	-5% $117	+0% $209	+5% $300	+10% $391
Rate	-1.0pp $341	-0.5pp $276	base $209	+0.5pp $140	+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: $65,750
• Closing costs: $7,890
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $263,000 Active 114 DOM
2. 2026-06-21
   days on market $263,000 Active 113 DOM
3. 2026-06-18
   days on market $263,000 Active 111 DOM
4. 2026-06-17
   days on market $263,000 Active 110 DOM
5. 2026-06-16
   days on market $263,000 Active 109 DOM
6. 2026-06-15
   days on market $263,000 Active 108 DOM
7. 2026-06-13
   days on market $263,000 Active 106 DOM
8. 2026-06-12
   days on market $263,000 Active 105 DOM
9. 2026-06-09
   days on market $263,000 Active 102 DOM
10. 2026-06-08
    days on market $263,000 Active 101 DOM
11. 2026-06-08
    pricedays on market $263,000 Active 100 DOM
12. 2026-06-04
    days on market $265,000 Active 96 DOM
13. 2026-06-02
    days on market $265,000 Active 95 DOM
14. 2026-06-01
    days on market $265,000 Active 94 DOM
15. 2026-05-31
    days on market $265,000 Active 93 DOM
16. 2026-05-24
    price $265,000
17. 2026-04-27
    price $269,999
18. 2026-04-02
    price $279,999
19. 2026-03-20
    price $284,999
20. 2026-02-27
    listed $289,999 Active
21. 2024-07-23
    soldstatus $180,000
22. 2024-07-18
    soldstatus $180,000 Closed 739-char remark

    Show marketing remark (739 chars)

    This charming 3-bedroom, 2-bathroom home is situated in the well-established neighborhood of Forest Hills known for its mature landscaping and friendly community atmosphere. The property is being sold ''as is,'' providing a unique opportunity for buyers looking to personalize their new home. The three bedrooms are generously-sized, each providing a cozy and restful atmosphere. The kitchen is designed for functionality and style, with plenty of counter space, and a cozy dining nook. Outside you will find mature landscaping and a sizable backyard, perfect for outdoor activities and gardening. Do not miss the opportunity to purchase this property that is ideal for buyers looking to customize their dream home in a great neighborhood.

23. 2024-06-20
    historical Active Under Contract 739-char remark

    Show marketing remark (739 chars)

    This charming 3-bedroom, 2-bathroom home is situated in the well-established neighborhood of Forest Hills known for its mature landscaping and friendly community atmosphere. The property is being sold ''as is,'' providing a unique opportunity for buyers looking to personalize their new home. The three bedrooms are generously-sized, each providing a cozy and restful atmosphere. The kitchen is designed for functionality and style, with plenty of counter space, and a cozy dining nook. Outside you will find mature landscaping and a sizable backyard, perfect for outdoor activities and gardening. Do not miss the opportunity to purchase this property that is ideal for buyers looking to customize their dream home in a great neighborhood.

24. 2024-06-11
    listed $189,999 Active 739-char remark

    Show marketing remark (739 chars)

    This charming 3-bedroom, 2-bathroom home is situated in the well-established neighborhood of Forest Hills known for its mature landscaping and friendly community atmosphere. The property is being sold ''as is,'' providing a unique opportunity for buyers looking to personalize their new home. The three bedrooms are generously-sized, each providing a cozy and restful atmosphere. The kitchen is designed for functionality and style, with plenty of counter space, and a cozy dining nook. Outside you will find mature landscaping and a sizable backyard, perfect for outdoor activities and gardening. Do not miss the opportunity to purchase this property that is ideal for buyers looking to customize their dream home in a great neighborhood.

25. 2006-09-21
    soldstatus $115,000
26. 2006-09-15
    soldstatus $115,000 402-char remark

    Show marketing remark (402 chars)

    This is a nice home located in the desireable neighborhood of Forest Hills. Home sits on a very private street and is only a few minutes away from the park. Home is being sold with all the appliances including washer and dryer. Master bedroom is very spacious and private. Nice open kitchen that includes a large china hutch as well. Great home in a great location that is priced right. Don't miss out.

27. 2006-05-17
    listed $119,900 402-char remark

    Show marketing remark (402 chars)

    This is a nice home located in the desireable neighborhood of Forest Hills. Home sits on a very private street and is only a few minutes away from the park. Home is being sold with all the appliances including washer and dryer. Master bedroom is very spacious and private. Nice open kitchen that includes a large china hutch as well. Great home in a great location that is priced right. Don't miss out.

28. 2006-05-11
    soldstatus $90,000
29. 2004-02-04
    soldstatus $84,500
30. 2003-11-10
    listed $89,500

ⓘ 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: $1,551 · $129/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°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: $27,747
• − Mortgage interest: −$14,732
• − Property taxes: −$1,551
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$7,651
• Taxable loss: −$1,942
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $2,969/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: Colleton 01
• NCES district ID: 4501830
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $33,128
• Composite: 16.66/100
• National rank: #9171
• State rank: #69 of 80 in SC

Livability — Walterboro

• Score: 57/100
• State rank: #269
• US rank: #21618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walterboro, SC
• City population: 22,367
• Population (ZIP): 22,367

Population outlook (Colleton County) Hauer SSP2

• Today (2025): 34,932 people
• By 2030: 33,078 · -5.3%
• By 2040: 29,017 · -16.9%
• By 2050: 25,029 · -28.3%
• By 2075: 16,894 · -51.6%
• By 2100: 10,518 · -69.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Black 38% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Colleton

• 2024 margin: R (+18.2) · D 40.4% · R 58.5% · Other 1.1%
• 2008→2024 swing: -18.7pp toward R · 2008: 0.5pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+9.5 2016: R+8.5 2012: D+0.2 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.20%
• Current HPI: 235.1237
• 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

+196.1% since first listed

15 events — show timeline

• 2026-05-24 Price Changed $265,000 Charleston Trident MLS
• 2026-04-27 Price Changed $269,999 Charleston Trident MLS
• 2026-04-02 Price Changed $279,999 Charleston Trident MLS
• 2026-03-20 Price Changed $284,999 Charleston Trident MLS
• 2026-02-27 Listed $289,999 Charleston Trident MLS
• 2024-07-23 Sold (Public Records) $180,000 Public Records
• 2024-07-18 Sold (MLS) $180,000 Charleston Trident MLS
• 2024-06-20 Contingent — Charleston Trident MLS
• 2024-06-11 Listed $189,999 Charleston Trident MLS
• 2006-09-21 Sold (Public Records) $115,000 Public Records
• 2006-09-15 Sold (MLS) $115,000 Charleston Trident MLS
• 2006-05-17 Listed $119,900 Charleston Trident MLS
• 2006-05-11 Sold (Public Records) $90,000 Public Records
• 2004-02-04 Sold (MLS) $84,500 Charleston Trident MLS
• 2003-11-10 Listed $89,500 Charleston Trident MLS

Property tax history

+16.6%/yr

Latest (2025): $1,551 · -32.3% YoY. Source: county tax records.