73 Sampson · Hemingway, SC 29554

$68,000

3 bd · 1.0 ba · 1,025 sqft · Other public records · 181 Days on market

Built 1988 8,712 sqft lot ↓ 24% since listing

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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
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Amazing investment opportunity. Property being sold as is! . Cash Sale only! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 8,712 sq ft lot
• Built 1988
• Listed 181 days

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer
• Home design: Single-family property (story count not provided); Entry level not specified; Facing direction not specified
• Construction: Slab foundation
• Exterior features: Brick exterior above foundation; Paved road access

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central air
• Interior features: Central heating and central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $68k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#260 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Williamsburg 01 (rural): math 13% / reading 26% proficiency, ranked #74 of 80 in SC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 35 units permitted in Williamsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($470 loan paydown + $5k appreciation (7.8% local appreciation)).
• Williamsburg County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 11.79%
• Cash-on-cash: 19.63%
• DSCR: 1.87
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 3.46×
• Total profit: $46,808
• Equity at exit: $50,508

10-year hold

• IRR: 31.3%
• Equity multiple: 7.36×
• Total profit: $121,125
• Equity at exit: $99,178

Cash invested: $19,040 (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 29554

• Home prices YoY: 4.9%
• Active inventory: 40
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$124 /mo · $1,490/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $312

Break-even live

Break-even rent $644

Max offer price $68,000

Occupancy floor 65%

Sensitivity live

Price	-10% $350	-5% $331	+0% $312	+5% $292	+10% $273
Rent	-10% $229	-5% $270	+0% $312	+5% $353	+10% $394
Rate	-1.0pp $346	-0.5pp $329	base $312	+0.5pp $294	+1.0pp $276

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $68,000 Active 181 DOM
2. 2026-06-18
   days on market $68,000 Active 179 DOM
3. 2026-06-17
   days on market $68,000 Active 178 DOM
4. 2026-06-16
   days on market $68,000 Active 177 DOM
5. 2026-06-15
   days on market $68,000 Active 176 DOM
6. 2026-06-13
   days on market $68,000 Active 174 DOM
7. 2026-06-12
   days on market $68,000 Active 173 DOM
8. 2026-06-09
   days on market $68,000 Active 170 DOM
9. 2026-06-08
   days on market $68,000 Active 169 DOM
10. 2026-06-08
    days on market $68,000 Active 168 DOM
11. 2026-06-07
    days on market $68,000 Active 167 DOM
12. 2026-06-04
    days on market $68,000 Active 164 DOM
13. 2026-06-02
    days on market $68,000 Active 163 DOM
14. 2026-06-01
    days on market $68,000 Active 162 DOM
15. 2026-05-31
    days on market $68,000 Active 161 DOM
16. 2026-04-21
    status Active
17. 2026-04-18
    historical
18. 2025-12-17
    listed $68,000 Active
19. 2025-07-23
    price $75,000
20. 2025-06-25
    listed $89,000 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: $1,490 · $124/mo
• Projected year-2 tax: $1,490 · $124/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,465
• − Mortgage interest: −$3,809
• − Property taxes: −$1,490
• − Insurance: −$340
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$1,978
• Taxable income: $2,853
• Est. tax owed @ 24.0%: −$685
• After-tax cash flow: $3,053/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: Williamsburg 01
• NCES district ID: 4503780
• Math proficiency: 13% ▼ -11.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $27,663
• Composite: 15.32/100
• National rank: #9328
• State rank: #74 of 80 in SC

Livability — Hemingway

• Score: 58/100
• State rank: #260
• US rank: #20733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,001

Population outlook (Williamsburg County) Hauer SSP2

• Today (2025): 29,171 people
• By 2030: 27,247 · -6.6%
• By 2040: 23,314 · -20.1%
• By 2050: 19,798 · -32.1%
• By 2075: 13,336 · -54.3%
• By 2100: 8,502 · -70.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (51%)
• Race & ethnicity: Black 51% White 45% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Polish 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Williamsburg

• 2024 margin: Strong D (+21.7) · D 60.2% · R 38.5% · Other 1.2%
• 2008→2024 swing: -16.5pp toward R · 2008: 38.2pp · 2024: 21.7pp
• All cycles: 2024: D+21.7 2020: D+29.8 2016: D+33.8 2012: D+39.9 2008: D+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.75%
• Current HPI: 167.07
• 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

-23.6% since first listed

5 events — show timeline

• 2026-04-21 Relisted — Consolidated MLS
• 2026-04-18 Delisted — Consolidated MLS
• 2025-12-17 Listed $68,000 Consolidated MLS
• 2025-07-23 Price Changed $75,000 RAGPD
• 2025-06-25 Listed $89,000 RAGPD

Property tax history

+2.7%/yr

Latest (2025): $1,490 · -13.0% YoY. Source: county tax records.