6284 Highway 28 S · McCormick, SC 29835

$135,000

3 bd · 1.0 ba · 1,265 sqft · SingleFamily public records · 97 Days on market

0.42 ac lot Est $201k · 33% under ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• 1% rule +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Great potential on this McCormick home with just some needed TLC. Its a 3 bedroom/1 bath plus 2 flex rooms. Nearly a 1/2 acre lot with a private/ wooded back yard. The home has a new metal roof and HVAC, new front porch, and hardwood floors throughout most of the house (including under the carpet in the bedrooms. ) The driveway wraps around behind to a carport on the back. Good bones to work with and a mid century modern style. Some renovations could return it to its former glory!

Key facts

• New metal roof
• Carport on the back
• New front porch

Tags

• PRIVATE WOODED BACK YARD
• NEW METAL ROOF
• NEW FRONT PORCH
• HARDWOOD FLOORS
• CARPORT ON THE BACK
• MID CENTURY MODERN STYLE

Property features AI

Finance

• Other: Lead-based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees

Exterior

• Parking: Attached carport (1 car); Paved asphalt driveway
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup
• Home design: Single-story home; Approximate age: 50+ years; Crawl space foundation
• Construction: Partial brick veneer; Stone accents; Vinyl siding; Metal roof
• Exterior features: Front porch; Level, wooded lot

Interior

• Kitchen: Kitchen (approx. 12 x 19); Refrigerator; Stand-alone electric range
• Bedrooms: Three bedrooms on the main level; Primary bedroom on main level (9 x 12); Second bedroom (9 x 10); Third bedroom (9 x 10)
• Flooring: Hardwood; Hardwood/pine under carpet; Laminate flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric heat pump; Electric cooling
• Interior features: Laminate countertops; No fireplace; Den (15 x 16); Living room (approx. 12 x 16)
• Laundry & utility: Washer connection on first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $30 ($355/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (16.5% below list).
• Recommended offer: $113k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 0.8% in McCormick — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 56/100 on livability (#295 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, amenities F, commute F.
• Mccormick 01 (rural): math 14% / reading 23% proficiency, ranked #73 of 80 in SC (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mccormick Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 241 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 271 active listings in the ZIP; 141 units permitted in McCormick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• McCormick County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($123k) 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: major wind risk, 45% 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 $112,699 (16.5% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 17% 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 D 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: 0.83% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $201,135
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 S Mine St	0.31mi	3/1.5	1,244 (-2%)	21mo	$65,000	$52	63
1546 Troy West Rd	0.60mi	3/2.0	1,352 (+7%)	12mo	$215,000	$159	46
1546 Troy West Rd	0.60mi	3/2.0	1,352 (+7%)	12mo	$215,000	$159	46
1510 Troy West Rd	0.52mi	3/2.0	1,422 (+12%)	12mo	$49,900	$35	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: 24.9%
• Equity multiple: 2.99×
• Total profit: $75,379
• Equity at exit: $121,619

10-year hold

• IRR: 22.0%
• Equity multiple: 6.83×
• Total profit: $220,445
• Equity at exit: $262,275

Cash invested: $37,800 (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 29835

• Home prices YoY: 8.6%
• Active inventory: 271
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $30

Break-even live

Break-even rent $1,090

Max offer price $135,000

Occupancy floor 92%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 97 DOM
2. 2026-06-17
   days on market $135,000 Active 96 DOM
3. 2026-06-16
   days on market $135,000 Active 95 DOM
4. 2026-06-15
   days on market $135,000 Active 94 DOM
5. 2026-06-14
   days on market $135,000 Active 92 DOM
6. 2026-06-10
   days on market $135,000 Active 89 DOM
7. 2026-06-09
   days on market $135,000 Active 88 DOM
8. 2026-06-08
   days on market $135,000 Active 87 DOM
9. 2026-06-07
   days on market $135,000 Active 86 DOM
10. 2026-06-05
    days on market $135,000 Active 83 DOM
11. 2026-06-03
    days on market $135,000 Active 82 DOM
12. 2026-06-02
    days on market $135,000 Active 81 DOM
13. 2026-06-01
    days on market $135,000 Active 80 DOM
14. 2026-05-31
    days on market $135,000 Active 79 DOM
15. 2026-05-30
    days on market $135,000 Active 78 DOM
16. 2026-05-21
    listed $135,000 Active 488-char remark

    Show marketing remark (488 chars)

    Great potential on this McCormick home with just some needed TLC. Its a 3 bedroom/1 bath plus 2 flex rooms. Nearly a 1/2 acre lot with a private/ wooded back yard. The home has a new metal roof and HVAC, new front porch, and hardwood floors throughout most of the house (including under the carpet in the bedrooms. ) The driveway wraps around behind to a carport on the back. Good bones to work with and a mid century modern style. Some renovations could return it to its former glory!

17. 2026-04-23
    price $135,000
18. 2026-03-13
    listed $145,000 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: $1,159 · $97/mo
• Projected year-2 tax: $1,159 · $97/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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,524
• − Mortgage interest: −$7,562
• − Property taxes: −$1,159
• − Insurance: −$675
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$3,927
• Taxable loss: −$1,963
• Est. tax savings @ 24.0%: +$471
• After-tax cash flow: $826/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: Mccormick 01
• NCES district ID: 4503000
• Math proficiency: 14% ▼ -6.00%
• Reading proficiency: 23% ▲ 1.00%
• Median HH income: $38,503
• Composite: 15.54/100
• National rank: #9299
• State rank: #73 of 80 in SC

Livability — McCormick

• Score: 56/100
• State rank: #295
• US rank: #22914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,107
• Population (ZIP): 6,325

Population outlook (McCormick County) Hauer SSP2

• Today (2025): 8,487 people
• By 2030: 7,703 · -9.2%
• By 2040: 6,309 · -25.7%
• By 2050: 5,329 · -37.2%
• By 2075: 4,081 · -51.9%
• By 2100: 3,190 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 42% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 2% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · McCormick

• 2024 margin: R (+17.1) · D 40.8% · R 57.9% · Other 1.2%
• 2008→2024 swing: -44.7pp toward R · 2008: 27.6pp · 2024: -17.1pp
• All cycles: 2024: R+17.1 2020: R+4.8 2016: R+3.3 2012: D+3.4 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.20%
• Current HPI: 204.8929
• 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

-6.9% since first listed

3 events — show timeline

• 2026-05-21 Listed $135,000 WUMLS
• 2026-04-23 Price Changed $135,000 Greater Greenville MLS
• 2026-03-13 Listed $145,000 Greater Greenville MLS

Property tax history

+27.5%/yr

Latest (2025): $1,159 · +1348.5% YoY. Source: county tax records.