125 S 1st St · Lockhart, SC 29364

$65,000

2 bd · 1.0 ba · 1,016 sqft · Other public records · 164 Days on market

10,018 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

INTERIOR PHOTOS AVAILABLE UPON REQUEST. HOME IS IN GOOD CONDITION. SELLER HAS REQUESTED THAT INTERIOR PHOTOS NOT BE PUBLICLY POSTED FOR PRIVACY. Lockhart Mill Subdivision! Discover 125 S 1st Street Lockhart SC 29364, this solid 2-bedroom, 1-bathroom home located in the Lockhart Mill community. The interior features a mix of hardwood flooring and laminate, providing a durable foundation for your renovations. The functional layout includes a spacious walk-in laundry room and two comfortable bedrooms. While the home is being sold as-is, it boasts several "good bones" features, including some updated windows and a sturdy structure. Key Features: Heating: 3 space propane gas heaters. Utilities: Septic system Kitchen: Classic cabinetry with a vintage feel, adjacent to the laundry area. Exterior: front porch . The seller will not consider any repairs, making this an "as-is"

Key facts

• Hardwood flooring
• Classic cabinetry
• Sturdy structure

Tags

• HARDWOOD FLOORING
• LAMINATE
• WALK-IN LAUNDRY ROOM
• UPDATED WINDOWS
• STURDY STRUCTURE
• CLASSIC CABINETRY

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: No garage
• Utilities: Private co-op water; Gas water heater; Septic system; Private garbage pickup
• Home design: Single-story residence; Approximately 50+ years old; Residential property (disclosures required); Lead-based paint disclosure required
• Construction: Masonite siding exterior; Composition shingle roof; Crawl space foundation
• Exterior features: Front porch; Level to gently sloped lot

Interior

• Kitchen: Kitchen approx. 12 x 15; Appliances: Other (see remarks)
• Bedrooms: 2 bedrooms on the main level; Primary bedroom approx. 14 x 15; Second bedroom approx. 15 x 12
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Propane gas heating (multi-unit system); No cooling system
• Interior features: Other interior features (see remarks); No fireplace
• Laundry & utility: Walk-in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#290 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Union 01 (town): math 23% / reading 33% proficiency, ranked #60 of 80 in SC (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Monarch Elementary (math 37% / reading 34%, grade F, #335 of 597 statewide, top 57%, 497 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 57 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Union County population projected at -28% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 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: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 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. 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: 1.44% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.41%
• DSCR: 2.00
• GRM: 5.8

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: 28.6%
• Equity multiple: 2.62×
• Total profit: $29,458
• Equity at exit: $29,227

10-year hold

• IRR: 29.1%
• Equity multiple: 5.09×
• Total profit: $74,518
• Equity at exit: $45,042

Cash invested: $18,200 (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 29364

• Active inventory: 1
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$29 /mo · $351/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $340

Break-even live

Break-even rent $503

Max offer price $65,000

Occupancy floor 59%

Sensitivity live

Price	-10% $377	-5% $358	+0% $340	+5% $321	+10% $303
Rent	-10% $266	-5% $303	+0% $340	+5% $377	+10% $414
Rate	-1.0pp $373	-0.5pp $356	base $340	+0.5pp $323	+1.0pp $306

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $65,000 Active 164 DOM
2. 2026-06-18
   days on market $65,000 Active 163 DOM
3. 2026-06-17
   days on market $65,000 Active 162 DOM
4. 2026-06-16
   days on market $65,000 Active 161 DOM
5. 2026-06-15
   days on market $65,000 Active 160 DOM
6. 2026-06-14
   days on market $65,000 Active 158 DOM
7. 2026-06-12
   days on market $65,000 Active 157 DOM
8. 2026-06-09
   days on market $65,000 Active 154 DOM
9. 2026-06-08
   days on market $65,000 Active 153 DOM
10. 2026-06-07
    days on market $65,000 Active 152 DOM
11. 2026-06-05
    days on market $65,000 Active 149 DOM
12. 2026-06-03
    days on market $65,000 Active 148 DOM
13. 2026-06-02
    days on market $65,000 Active 147 DOM
14. 2026-06-01
    days on market $65,000 Active 146 DOM
15. 2026-05-31
    days on market $65,000 Active 145 DOM
16. 2026-05-30
    days on market $65,000 Active 144 DOM
17. 2026-01-05
    listed $65,000 Active
18. 2025-12-31
    listed $65,000 Active 901-char remark

    Show marketing remark (901 chars)

    INTERIOR PHOTOS AVAILABLE UPON REQUEST. HOME IS IN GOOD CONDITION. SELLER HAS REQUESTED THAT INTERIOR PHOTOS NOT BE PUBLICLY POSTED FOR PRIVACY. Lockhart Mill Subdivision! Discover 125 S 1st Street Lockhart SC 29364, this solid 2-bedroom, 1-bathroom home located in the Lockhart Mill community. The interior features a mix of hardwood flooring and laminate, providing a durable foundation for your renovations. The functional layout includes a spacious walk-in laundry room and two comfortable bedrooms. While the home is being sold as-is, it boasts several "good bones" features, including some updated windows and a sturdy structure. Key Features: Heating: 3 space propane gas heaters. Utilities: Septic system Kitchen: Classic cabinetry with a vintage feel, adjacent to the laundry area. Exterior: front porch . The seller will not consider any repairs, making this an "as-is"

ⓘ 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: $351 · $29/mo
• Projected year-2 tax: $370 · $31/mo
• Expected delta: +$20/yr (+$2/mo · 5.7%)

ⓘ 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 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,195
• − Mortgage interest: −$3,641
• − Property taxes: −$351
• − Insurance: −$325
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$1,891
• Taxable income: $3,197
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $3,311/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: Union 01
• NCES district ID: 4503750
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $34,709
• Composite: 23.05/100
• National rank: #7971
• State rank: #60 of 80 in SC

Livability — Lockhart

• Score: 56/100
• State rank: #290
• US rank: #22706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lockhart, SC
• City population: 525
• Population (ZIP): 525

Population outlook (Union County) Hauer SSP2

• Today (2025): 25,518 people
• By 2030: 24,099 · -5.6%
• By 2040: 21,133 · -17.2%
• By 2050: 18,314 · -28.2%
• By 2075: 13,235 · -48.1%
• By 2100: 9,565 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 24% Black 5%
• Common ancestry: Iranian 6% Serbian 4% Slovak 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+32.7) · D 33.2% · R 65.9%
• 2008→2024 swing: -21.5pp toward R · 2008: -11.2pp · 2024: -32.7pp
• All cycles: 2024: R+32.7 2020: R+24.5 2016: R+19.3 2012: R+6.5 2008: R+11.2

Not yet ingested

• 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

+0.0% since first listed

2 events — show timeline

• 2026-01-05 Listed $65,000 Greater Greenville MLS
• 2025-12-31 Listed $65,000 SPMLS

Property tax history

+30.2%/yr

Latest (2025): $351 · +1302.5% YoY. Source: county tax records.