116 Third St · Edisto, SC 29115

$20,000

3 bd · 1.0 ba · 1,074 sqft · SingleFamily · 50 Days on market

Built 1940 0.29 ac lot

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investors seeking a value-add property with solid upside potential. This home requires repairs and is well-suited for a flip or as an addition to a rental portfolio. Property is being sold AS-IS, WHERE-IS. Buyer to perform all due diligence before closing. Additional Details: Tenant in Place DO NOT DISTURB!! No showings until a ratified contract is in place. Utilities are believed to be public water and sewer; buyer/agent to verify all information. Don’t miss this chance to turn potential into profit! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 0.29 acre lot
• Built 1940
• Listed 49 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family property; Property faces unspecified direction; Entry level on main floor
• Construction: Crawlspace foundation; Built on approximately 0.29 acres
• Exterior features: Wood exterior finish; Paved road access

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: One full bathroom
• Interior features: Total heated area approximately 1,074

🏷️ Possibly a rental listed for sale. The $20,000 price doesn't fit this home's estimated sale value (~$41,886) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $876 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#270 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: schools C-, amenities F, commute F.
• Market conditions: 226 active listings in the ZIP; 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 $138 of loan paydown is wiped out by about $600 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1940 — 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. 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?
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: 6.42% ✓
• Cap rate: 58.87%
• Cash-on-cash: 187.76%
• DSCR: 9.35
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $41,886
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Tyler Rd	0.24mi	2/1.0 (-1)	1,020 (-5%)	4mo	$40,000	$39	72

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: —
• Equity multiple: 10.39×
• Total profit: $52,586
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 22.02×
• Total profit: $117,731
• Equity at exit: $1,729

Cash invested: $5,600 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $876

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 27%

Sensitivity live

Price	-10% $890	-5% $883	+0% $876	+5% $869	+10% $862
Rent	-10% $775	-5% $826	+0% $876	+5% $927	+10% $978
Rate	-1.0pp $886	-0.5pp $881	base $876	+0.5pp $871	+1.0pp $866

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $20,000 Active 50 DOM
2. 2026-06-18
   days on market $20,000 Active 49 DOM
3. 2026-06-17
   days on market $20,000 Active 48 DOM
4. 2026-06-16
   days on market $20,000 Active 47 DOM
5. 2026-06-15
   days on market $20,000 Active 46 DOM
6. 2026-06-14
   days on market $20,000 Active 44 DOM
7. 2026-06-12
   days on market $20,000 Active 43 DOM
8. 2026-06-09
   days on market $20,000 Active 40 DOM
9. 2026-06-08
   days on market $20,000 Active 39 DOM
10. 2026-06-07
    days on market $20,000 Active 38 DOM
11. 2026-06-07
    days on market $20,000 Active 37 DOM
12. 2026-06-04
    days on market $20,000 Active 34 DOM
13. 2026-06-02
    days on market $20,000 Active 33 DOM
14. 2026-06-01
    days on market $20,000 Active 32 DOM
15. 2026-05-31
    days on market $20,000 Active 31 DOM
16. 2026-05-31
    days on market $20,000 Active 30 DOM
17. 2026-04-30
    listed $20,000 Active
18. 2019-05-07
    listed $19,000

ⓘ 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 3/10 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: $15,409
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$582
• Taxable income: $10,842
• Est. tax owed @ 24.0%: −$2,602
• After-tax cash flow: $7,913/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 — Edisto

• Score: 57/100
• State rank: #270
• US rank: #21693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edisto, SC
• 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

+5.3% since first listed

2 events — show timeline

• 2026-04-30 Listed $20,000 Consolidated MLS
• 2019-05-07 Listed $19,000 Consolidated MLS