560 Oak St · Winnsboro Mills, SC 29180-0000

$85,000

4 bd · 2.0 ba · 2,707 sqft · SingleFamily public records · 44 Days on market

Built 1945 9,147 sqft lot

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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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in the heart of Winnsboro’s historic mill village, 560 Oak St offers a rare opportunity to restore a spacious 4-bedroom, 2-bath home with 2,400 heated square feet on a 0.2-acre lot and fenced in yard. This one-story vinyl-sided home sits on a crawl space and features a formal living room, public water and sewer, and public paved road. The home is in poor condition and requires a full renovation, including some walls, flooring, painting, kitchen and bathroom restoration. This home used to be a duplex and the property now functions as a single residence and is ideal for investors or cash buyers seeking a project with long-term potential. Winnsboro is known for its charming histo

Key facts

• Public paved road
• Monticello reservoir
• Full renovation

Tags

• FENCED IN YARD
• FULL RENOVATION
• PUBLIC WATER AND SEWER
• PUBLIC PAVED ROAD
• MONTICELLO RESERVOIR
• LAKE WATEREE

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story house; Faces southeast; Vinyl exterior finish; Crawlspace foundation
• Construction: Vinyl exterior; Crawlspace foundation
• Exterior features: Patio; Covered front porch; Chain link fencing; Paved road access; Public water

Interior

• Kitchen: Eat-in layout; Formica countertops; Painted cabinets; Free-standing gas range
• Bedrooms: Master bedroom (main) with shared bath, ceiling fan, private closet, hardwood floors; Bedroom 2 (main) with shared bath, ceiling fan, private closet; Bedroom 3 (main) with shared bath, private closet, recessed lighting, luxury vinyl plank floors; Bedroom 4 (main) with shared bath, ceiling fan
• Flooring: Hardwood in living and formal living areas; Hardwood in master bedroom; Luxury vinyl plank in Bedroom 3; Vinyl in formal dining room
• Bathrooms: Two full baths (main)
• Heating & cooling: Central cooling; Central heating with gas on first level
• Interior features: Attic access; Tankless hot water; Free-standing gas range; Eat-in kitchen with Formica countertops and painted cabinets; Laundry in heated space (main level)
• Laundry & utility: Laundry on main level in heated space; Tankless hot water

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#265 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B; Watch: amenities F, commute F, employment D-.
• Fairfield 01 (rural): math 26% / reading 38% proficiency, ranked #53 of 80 in SC (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fairfield Elementary (math 16% / reading 17%, grade F, #535 of 597 statewide, top 90%, 463 students, 100% FRL); Fairfield Central High (math 37% / reading 77%, grade C, #120 of 196 statewide, top 64%, 662 students, 100% FRL) — zoned schools average 100% FRL vs 80% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 91 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Fairfield County population projected at -32% 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($82k) 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.52% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.48%
• DSCR: 1.91
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $314,012
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Hunstanton Dr	0.38mi	4/3.0	2,597 (-4%)	12mo	$300,000	$116	61

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: 26.8%
• Equity multiple: 2.52×
• Total profit: $36,145
• Equity at exit: $38,220

10-year hold

• IRR: 27.4%
• Equity multiple: 4.89×
• Total profit: $92,477
• Equity at exit: $58,901

Cash invested: $23,800 (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 29180-0000

• Active inventory: 4
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $406

Break-even live

Break-even rent $776

Max offer price $85,000

Occupancy floor 64%

Sensitivity live

Price	-10% $454	-5% $430	+0% $406	+5% $382	+10% $358
Rent	-10% $304	-5% $355	+0% $406	+5% $457	+10% $508
Rate	-1.0pp $449	-0.5pp $428	base $406	+0.5pp $384	+1.0pp $362

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-05-01
   status Active
3. 2026-02-23
   status Pending
4. 2026-01-21
   status Active
5. 2025-12-02
   status Pending
6. 2025-11-25
   listed $85,000 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: $1,580 · $132/mo
• Projected year-2 tax: $1,580 · $132/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,479
• − Mortgage interest: −$4,761
• − Property taxes: −$1,580
• − Insurance: −$425
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,473
• Taxable income: $3,763
• Est. tax owed @ 24.0%: −$903
• After-tax cash flow: $3,971/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: Fairfield 01
• NCES district ID: 4502100
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 38% ▲ 4.00%
• Median HH income: $34,836
• Composite: 26.37/100
• National rank: #7232
• State rank: #53 of 80 in SC

Livability — Winnsboro Mills

• Score: 58/100
• State rank: #265
• US rank: #21184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro Mills, SC

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 21,017 people
• By 2030: 19,778 · -5.9%
• By 2040: 16,973 · -19.2%
• By 2050: 14,251 · -32.2%
• By 2075: 9,195 · -56.2%
• By 2100: 5,722 · -72.8%

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

6 events — show timeline

• 2026-05-05 Pending — Consolidated MLS
• 2026-05-01 Relisted — Consolidated MLS
• 2026-02-23 Pending — Consolidated MLS
• 2026-01-21 Relisted — Consolidated MLS
• 2025-12-02 Pending — Consolidated MLS
• 2025-11-25 Listed $85,000 Consolidated MLS

Property tax history

+2.0%/yr

Latest (2025): $1,580 · +18.7% YoY. Source: county tax records.