126 Congaree Ct · Santee, SC 29142

$250,000

4 bd · 2.0 ba · 1,482 sqft · SingleFamily · 51 Days on market

Built 2024 Good condition 6,098 sqft lot 1-car garage $169/sqft · 11% below area Est $281k · 11% under $43/mo HOA · 2% of rent

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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 +12.4/15.0
• Cash flow +12.2/30.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks

Discover this rare opportunity to own a nearly new home (2024) without the delays of new construction! This lovely, coastal-style one story is move-in ready and just minutes from multiple golf courses, Lake Marion and Santee State Park, which includes boat ramps and lake access. Open floorplan features 4 bedrooms, 2 baths, large entryway, great living/dining spaces and beautiful LVP flooring throughout. The perfect kitchen offers granite countertops, matching stainless steel appliances (including built-in microwave), recessed lighting, large pantry, lots of cabinet/counter space with under-mount motion lights and an awesome counter bar with seating for four.

Key facts

• Open floorplan
• Move in ready
• Lake access

Tags

• MOVE IN READY
• MULTIPLE GOLF COURSES
• LAKE ACCESS
• OPEN FLOORPLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-50 ($-599/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (12.9% below list).
• Recommended offer: $218k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.0% in Santee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Zoned schools: Elloree Elementary (math 10%, 387 students, 100% FRL).
• Market conditions: 183 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).
• At $2,178/mo this rent would consume 52% of the median local household income ($51k/yr) (locally 31% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.5% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $217,817 (12.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (median comp): $280,655
• List price: $250,000
• Delta: -10.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Striped Bass Ct	0.19mi	4/2.0	1,482 (0%)	3mo	$250,000	$169	89
624 Perch Ln	0.18mi	4/2.0	1,482 (0%)	4mo	$262,900	$177	88
901 Bream Cir	0.25mi	4/2.0	1,482 (0%)	4mo	$267,900	$181	85
724 Striped Bass Ct	0.14mi	3/2.5 (-1)	1,517 (+2%)	1mo	$245,900	$162	82
908 Bream Cir	0.27mi	4/2.0	1,482 (0%)	11mo	$262,325	$177	78
621 Perch Ln	0.23mi	3/2.5 (-1)	1,517 (+2%)	3mo	$250,000	$165	76
612 Perch Ln	0.20mi	3/2.5 (-1)	1,517 (+2%)	6mo	$283,900	$187	75
704 Striped Bass Ct	0.18mi	3/2.5 (-1)	1,360 (-8%)	1mo	$231,660	$170	70
748 Striped Bass Ct	0.11mi	3/2.5 (-1)	1,360 (-8%)	8mo	$265,900	$196	68
604 Perch Ln	0.21mi	3/2.5 (-1)	1,360 (-8%)	3mo	$230,000	$169	67
637 Perch Ln	0.24mi	3/2.5 (-1)	1,360 (-8%)	3mo	$265,900	$196	66
904 Bream Cir	0.26mi	3/2.5 (-1)	1,360 (-8%)	11mo	$281,000	$207	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.48×
• Total profit: $33,316
• Equity at exit: $119,135

10-year hold

• IRR: 10.5%
• Equity multiple: 2.65×
• Total profit: $115,503
• Equity at exit: $189,011

Cash invested: $70,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 26 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $249,685 ($169/sqft)
• Median days on market: 125 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +11.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29142

• Home prices YoY: 1.8%
• Active inventory: 183
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$43
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-50

Break-even live

Break-even rent $2,241

Max offer price $242,774

Occupancy floor 97%

Sensitivity live

Price	-10% $123	-5% $36	+0% $-50	+5% $-136	+10% $-223
Rent	-10% $-222	-5% $-136	+0% $-50	+5% $36	+10% $122
Rate	-1.0pp $76	-0.5pp $14	base $-50	+0.5pp $-115	+1.0pp $-181

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: $62,500
• Closing costs: $7,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	0d	1	0.14mi
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	119d	1	0.14mi
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	62d	1	0.14mi
708 Striped Bass Ct Santee, SC	4.0	2.0	1782	$2,500	$1.40	0d	1	0.18mi
709 Striped Bass Ct Santee, SC	4.0	2.0	1482	$2,500	$1.69	78d	1	0.20mi
132 Congaree CT Santee, SC	4.0	2.0	1482	$2,195	$1.48	0d	1	0.23mi
107 Oxbow Dr Santee, SC	3.0	2.5	1658	$2,300	$1.39	0d	1	0.31mi
716 Sinker LN Santee, SC	3.0	2.0	1180	$1,500	$1.27	85d	1	1.23mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	119d	1	1.25mi

Property features AI

Finance

• HOA & community: Annual HOA fee of 515Community trash service

Exterior

• Parking: Attached 1-car garage with garage door opener
• Utilities: Public sewerDominion Energy
• Home design: Single family detached residentialOne story
• Construction: Architectural roof
• Exterior features: Rain guttersLocated on a cul-de-sacOn golf course

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowavePantry
• Bedrooms: 4 bedroomsPrimary bedroom on lower level with walk-in closet
• Flooring: Luxury vinylSmooth ceilings
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heatingCentral air
• Interior features: Smooth ceilingsWalk-in closetsCeiling fansEntrance foyerLiving/dining comboPantry
• Laundry & utility: Laundry roomWasher hookupElectric dryer hookup

Listing history 50 events

1. 2026-09-24
   days on market $250,000 Active 51 DOM
2. 2026-09-23
   days on market $250,000 Active 50 DOM
3. 2026-09-20
   days on market $250,000 Active 47 DOM
4. 2026-09-18
   days on market $250,000 Active 45 DOM
5. 2026-09-17
   days on market $250,000 Active 44 DOM
6. 2026-09-16
   days on market $250,000 Active 43 DOM
7. 2026-09-15
   days on market $250,000 Active 42 DOM
8. 2026-09-14
   days on market $250,000 Active 41 DOM
9. 2026-09-13
   days on market $250,000 Active 40 DOM
10. 2026-09-12
    days on market $250,000 Active 39 DOM
11. 2026-09-11
    days on market $250,000 Active 38 DOM
12. 2026-09-05
    days on market $250,000 Active 32 DOM
13. 2026-09-04
    days on market $250,000 Active 31 DOM
14. 2026-09-03
    days on market $250,000 Active 30 DOM
15. 2026-09-02
    days on market $250,000 Active 29 DOM
16. 2026-08-30
    days on market $250,000 Active 26 DOM
17. 2026-08-29
    days on market $250,000 Active 25 DOM
18. 2026-08-28
    days on market $250,000 Active 24 DOM
19. 2026-08-27
    days on market $250,000 Active 23 DOM
20. 2026-08-26
    days on market $250,000 Active 22 DOM
21. 2026-08-25
    days on market $250,000 Active 21 DOM
22. 2026-08-24
    days on market $250,000 Active 20 DOM
23. 2026-08-23
    days on market $250,000 Active 19 DOM
24. 2026-08-22
    days on market $250,000 Active 18 DOM
25. 2026-08-21
    days on market $250,000 Active 17 DOM
26. 2026-08-20
    days on market $250,000 Active 16 DOM
27. 2026-08-19
    days on market $250,000 Active 15 DOM
28. 2026-08-18
    days on market $250,000 Active 14 DOM
29. 2026-08-17
    days on market $250,000 Active 13 DOM
30. 2026-08-16
    days on market $250,000 Active 12 DOM
31. 2026-08-15
    days on market $250,000 Active 11 DOM
32. 2026-08-14
    days on market $250,000 Active 10 DOM
33. 2026-08-13
    days on market $250,000 Active 9 DOM
34. 2026-08-12
    days on market $250,000 Active 8 DOM
35. 2026-08-11
    days on market $250,000 Active 7 DOM
36. 2026-08-10
    days on market $250,000 Active 6 DOM
37. 2026-08-09
    days on market $250,000 Active 5 DOM
38. 2026-08-08
    days on market $250,000 Active 4 DOM
39. 2026-08-07
    days on market $250,000 Active 3 DOM
40. 2026-08-06
    days on market $250,000 Active 2 DOM
41. 2026-08-05
    days on marketlisting id $250,000 Active 1 DOM
42. 2026-08-04
    days on market $250,000 Active 278 DOM
43. 2026-08-03
    days on market $250,000 Active 277 DOM
44. 2026-07-31
    days on market $250,000 Active 274 DOM
45. 2026-07-29
    days on market $250,000 Active 272 DOM
46. 2026-07-27
    days on market $250,000 Active 270 DOM
47. 2026-07-25
    days on market $250,000 Active 268 DOM
48. 2026-07-24
    days on market $250,000 Active 267 DOM
49. 2026-07-23
    days on market $250,000 Active 266 DOM
50. 2026-07-22
    days on market $250,000 Active 265 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,138
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − HOA: −$516
• − Depreciation: −$7,273
• Taxable loss: −$4,837
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $562/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $7,410–$22,230 screening

This nearly new home is move-in ready with a good condition score and minimal repairs needed. It offers a good ROI with potential for landscaping and smart home upgrades to further increase its value.

Value-add opportunities

• Both landscaping improvements — enhances curb appeal and adds value ↑
• Both smart home integration — increases home's marketability and convenience ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Elloree Elementary High Lake Marion Technology Center

Schools (NCES district)

No district data.

C Composite livability gradescore 61/100

Livability — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, SC
• County: Orangeburg · 82,698 people
• Population (ZIP): 4,658
• Household income: $50,673
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 31% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

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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: ▲ 3.47%
• Current HPI: 193.5623
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: Annual HOA fee of 515Community trash service

Exterior

• Parking: Attached 1-car garage with garage door opener
• Utilities: Public sewerDominion Energy
• Home design: Single family detached residentialOne story
• Construction: Architectural roof
• Exterior features: Rain guttersLocated on a cul-de-sacOn golf course

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowavePantry
• Bedrooms: 4 bedroomsPrimary bedroom on lower level with walk-in closet
• Flooring: Luxury vinylSmooth ceilings
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heatingCentral air
• Interior features: Smooth ceilingsWalk-in closetsCeiling fansEntrance foyerLiving/dining comboPantry
• Laundry & utility: Laundry roomWasher hookupElectric dryer hookup

Price history

+0.0% since first listed

7 events — show timeline

• 2026-08-05 Listing Removed — Charleston Trident MLS
• 2026-08-04 Listed $250,000 Charleston Trident MLS
• 2026-07-02 Relisted — Charleston Trident MLS
• 2026-07-01 Listing Removed — Charleston Trident MLS
• 2026-03-29 Relisted — Charleston Trident MLS
• 2026-03-27 Listing Removed — Charleston Trident MLS
• 2025-10-26 Listed $250,000 Charleston Trident MLS