2015 Atlantic Ave · Wilkinson Heights, SC 29115

$119,000

3 bd · 1.0 ba · 1,070 sqft · SingleFamily · 336 Days on market

Built 1965 0.36 ac lot

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Why this score? — see what drove the C- 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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Potential investors and first time and downsizers! Put this one on your list. This small rancher may be what the order calls for. Located in Orangeburg a short walk or ride to the colleges, shopping, and a quick ride to the interstate. Home is tenant occupied currently, but is ready for its new owner. Ample space and large yard.

Key facts

• Large yard
• 0.36 acre lot
• Built 1965

Tags

• SHORT WALK TO COLLEGES
• LARGE YARD

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Single-family detached home; One story
• Construction: No additional structures
• Exterior features: Architectural roof; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 bathroom
• Interior features: Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#319 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment F.
• Zoned schools: Whittaker Elementary (math 24%, 415 students, 100% FRL); Robert E. Howard Middle (math 10%, 396 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 226 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 336 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 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 1965 — 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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $63,130
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
638 Clinton St	0.10mi	3/1.0	936 (-12%)	15mo	$122,500	$131	62
896 Kearse Dr	0.40mi	3/1.5	1,184 (+11%)	18mo	$32,000	$27	46
1741 Atlantic Ave	0.19mi	2/1.5 (-1)	1,222 (+14%)	19mo	$71,900	$59	45
347 Beulah St	0.69mi	3/1.0	975 (-9%)	20mo	$146,000	$150	36
330 Mingo St	0.52mi	2/2.0 (-1)	1,174 (+10%)	19mo	$48,000	$41	35

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-11,264
• Equity at exit: $17,743

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $567
• Equity at exit: $10,289

Cash invested: $33,320 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $126

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 85%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
858 Manning St Orangeburg, SC	3.0	1.5	1000	$1,200	$1.20	19d	1	1.33mi

Listing history 17 events

1. 2026-06-19
   days on market $119,000 Active 336 DOM
2. 2026-06-18
   days on market $119,000 Active 335 DOM
3. 2026-06-17
   days on market $119,000 Active 334 DOM
4. 2026-06-16
   days on market $119,000 Active 333 DOM
5. 2026-06-15
   days on market $119,000 Active 332 DOM
6. 2026-06-14
   days on market $119,000 Active 330 DOM
7. 2026-06-12
   days on market $119,000 Active 329 DOM
8. 2026-06-09
   days on market $119,000 Active 326 DOM
9. 2026-06-08
   days on market $119,000 Active 325 DOM
10. 2026-06-07
    days on market $119,000 Active 324 DOM
11. 2026-06-07
    days on market $119,000 Active 323 DOM
12. 2026-06-04
    days on market $119,000 Active 320 DOM
13. 2026-06-02
    days on market $119,000 Active 319 DOM
14. 2026-06-01
    days on market $119,000 Active 318 DOM
15. 2026-05-31
    days on market $119,000 Active 317 DOM
16. 2026-05-31
    days on market $119,000 Active 316 DOM
17. 2025-07-18
    listed $119,000 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 4/10 Moderate
• 🌡 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: $14,400
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,462
• Taxable loss: −$412
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $1,606/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 — Wilkinson Heights

• Score: 54/100
• State rank: #319
• US rank: #23798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilkinson Heights, SC
• City population: 27,179
• Population (ZIP): 27,179

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% 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: ▼ -56.65%
• Current HPI: 150.823
• 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

• 2025-07-18 Listed $119,000 Charleston Trident MLS