301 Magazine St · Abbeville, SC 29620

$179,900

2 bd · 1.5 ba · 1,492 sqft · SingleFamily public records · 163 Days on market

Built 1920 0.31 ac lot Est $201k · 11% under

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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).

• ARV discount +12.3/15.0
• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.9/10.0

Listing remarks

Adorable home on one of Abbeville's nicest streets. It's unique design will catch your eye. Walk into the front door into the family room then straight into a room that could be used as a dining room or another sitting room. From the kitchen to the right is the Primary bedroom with a full bath. From the outside door at side of house, enter into an area that leads to the laundry room and to a private second bedroom with a half bath. At the side of the house is a multi-use room that was once a porch but is enclosed with windows and could be used as a sun room, sitting area, an office or a playroom. This home is within walking distance to the historic square of Abbeville where you can just enj

Key facts

• Multi-use room
• 0.31 acre lot
• Built 1920

Tags

• PRIVATE SECOND BEDROOM
• MULTI-USE ROOM

Property features AI

Exterior

• Utilities: Sewer connected
• Home design: Single-family detached residence; Residential property
• Construction: Vinyl siding
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric cooling; Natural gas heating
• Interior features: Refrigerator included; Hardwood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (30.8% below list).
• Recommended offer: $124k (30.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#111 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Abbeville 60 (rural): math 50% / reading 49% proficiency, ranked #15 of 80 in SC (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Abbeville County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, 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 163 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $61k; list at $180k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,500 (30.8% 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. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.69% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $201,420
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Calhoun St	0.25mi	3/2.0 (+1)	1,485 (-0%)	1mo	$187,500	$126	80
401 Marshall Ave	0.37mi	2/1.0	1,500 (+0%)	12mo	$190,000	$127	70
111 Wingfield St	0.30mi	3/2.0 (+1)	1,293 (-13%)	6mo	$180,000	$139	52
502 E Greenwood St	0.32mi	3/2.0 (+1)	1,412 (-5%)	24mo	$190,000	$135	49
100 Church St	0.40mi	3/2.5 (+1)	1,655 (+11%)	7mo	$190,500	$115	49
301 Byrnes Ave	0.46mi	3/2.0 (+1)	1,700 (+14%)	0mo	$275,000	$162	48
109 Wingfield St	0.28mi	3/2.0 (+1)	1,293 (-13%)	15mo	$198,900	$154	45
105 Railroad St	0.41mi	3/1.0 (+1)	1,360 (-9%)	22mo	$57,000	$42	41

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.71×
• Total profit: $85,996
• Equity at exit: $162,068

10-year hold

• IRR: 19.1%
• Equity multiple: 6.21×
• Total profit: $262,597
• Equity at exit: $349,506

Cash invested: $50,372 (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 29620

• Home prices YoY: 15.0%
• Active inventory: 109
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$153 /mo · $1,835/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-188

Break-even live

Break-even rent $1,483

Max offer price $146,736

Occupancy floor —

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Cherokee St Abbeville, SC	2.0	1.0	1100	$1,245	$1.13	11d	1	0.90mi

Listing history 17 events

1. 2026-06-18
   days on market $179,900 Active 163 DOM
2. 2026-06-17
   days on market $179,900 Active 162 DOM
3. 2026-06-16
   days on market $179,900 Active 161 DOM
4. 2026-06-15
   days on market $179,900 Active 160 DOM
5. 2026-06-13
   days on market $179,900 Active 158 DOM
6. 2026-06-10
   days on market $179,900 Active 155 DOM
7. 2026-06-09
   days on market $179,900 Active 154 DOM
8. 2026-06-08
   days on market $179,900 Active 153 DOM
9. 2026-06-07
   days on market $179,900 Active 152 DOM
10. 2026-06-03
    days on market $179,900 Active 148 DOM
11. 2026-06-03
    days on market $179,900 Active 147 DOM
12. 2026-06-01
    days on market $179,900 Active 146 DOM
13. 2026-05-31
    days on market $179,900 Active 145 DOM
14. 2026-05-12
    price $179,900
15. 2026-02-19
    price $189,900
16. 2026-01-06
    listed $199,500 Active
17. 2006-04-28
    soldstatus $61,000

ⓘ 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: $1,835 · $153/mo
• Projected year-2 tax: $1,835 · $153/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,940
• − Mortgage interest: −$10,077
• − Property taxes: −$1,835
• − Insurance: −$900
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$5,233
• Taxable loss: −$5,495
• Est. tax savings @ 24.0%: +$1,319
• After-tax cash flow: $-934/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: Abbeville 60
• NCES district ID: 4500690
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $34,522
• Composite: 40.9/100
• National rank: #3618
• State rank: #15 of 80 in SC

Livability — Abbeville

• Score: 66/100
• State rank: #111
• US rank: #11534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, SC
• Population (ZIP): 12,116

Population outlook (Abbeville County) Hauer SSP2

• Today (2025): 24,141 people
• By 2030: 23,446 · -2.9%
• By 2040: 21,768 · -9.8%
• By 2050: 20,098 · -16.7%
• By 2075: 16,518 · -31.6%
• By 2100: 13,125 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Abbeville

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -15.2pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+33.1 2016: R+28.3 2012: R+13.4 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.52%
• Current HPI: 379.552
• 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

+194.9% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $179,900 GAOR
• 2026-02-19 Price Changed $189,900 GAOR
• 2026-01-06 Listed $199,500 GAOR
• 2006-04-28 Sold (Public Records) $61,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,835 · +6.1% YoY. Source: county tax records.