Is 126 Congaree Ct in Santee, SC a good investment?

CashFlowRE grades it C- with a 6.2% cap rate and $-19/mo modeled cash flow at a $250,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 126 Congaree Ct?

The modeled cap rate is 6.2% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,217/month, from CashFlowRE's rent model.

C- Composite 54.27

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).

Cash flow +12.9/30.0
ARV discount +12.4/15.0
Appreciation +6.7/10.0
Schools +5.0/10.0
Condition / age +4.0/5.0
1% rule +3.9/10.0
DSCR +3.9/10.0
Livability +3.1/5.0
Rent growth +2.5/5.0

$250,000

126 Congaree Ct · Santee, SC 29142

4 bd · 2.0 ba · 1,482 sqft · SingleFamily · 96 Days on market

Built 2024 Good condition 6,098 sqft lot 1-car garage $169/sqft · 11% below area Est $280k · 11% under $43/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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

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 $-19 ($-231/yr) — negative.
To cash-flow at today's rent, offer at most $247k (1.1% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (11.3% below list).
Recommended offer: $222k (11.3% below list) — sets the bar for 1% rule.
Cap rate 6.2% vs local median 5.1% 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: 203 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 108d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $2,217/mo this rent would consume 53% 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 96 days — a 9% lower offer ($228k) 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 $221,703 (11.3% below list)

Questions for the listing agent

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?
It's been on market 96 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.89% ✗
Cap rate: 6.20%
Cash-on-cash: -0.33%
DSCR: 0.99
GRM: 9.4

CMA / ARV

ARV (median comp): $280,452
List price: $250,000
Delta: -10.86%
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
617 Perch Ln	0.22mi	4/2.0	1,482 (0%)	1mo	$255,506	$172	88
709 Striped Bass Ct	0.19mi	4/2.0	1,482 (0%)	4mo	$250,000	$169	88
624 Perch Ln	0.18mi	4/2.0	1,482 (0%)	5mo	$262,900	$177	87
901 Bream Cir	0.25mi	4/2.0	1,482 (0%)	5mo	$267,900	$181	84
724 Striped Bass Ct	0.14mi	3/2.5 (-1)	1,517 (+2%)	2mo	$245,900	$162	80
905 Bream Cir	0.26mi	3/2.5 (-1)	1,518 (+2%)	0mo	$293,120	$193	76
621 Perch Ln	0.23mi	3/2.5 (-1)	1,517 (+2%)	5mo	$250,000	$165	74
612 Perch Ln	0.20mi	3/2.5 (-1)	1,517 (+2%)	7mo	$283,900	$187	74
704 Striped Bass Ct	0.18mi	3/2.5 (-1)	1,360 (-8%)	3mo	$231,660	$170	69
748 Striped Bass Ct	0.11mi	3/2.5 (-1)	1,360 (-8%)	9mo	$265,900	$196	66
604 Perch Ln	0.21mi	3/2.5 (-1)	1,360 (-8%)	4mo	$230,000	$169	66
637 Perch Ln	0.24mi	3/2.5 (-1)	1,360 (-8%)	4mo	$265,900	$196	64

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: 8.6%
Equity multiple: 1.50×
Total profit: $35,272
Equity at exit: $119,135

10-year hold

IRR: 10.9%
Equity multiple: 2.71×
Total profit: $119,726
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: 19 active · 26 under contract
Months of supply: 8.8 mo (11%/mo absorbed)
Median asking: $252,450 ($169/sqft)
Median days on market: 104 d
This list price: 47% of active listings are priced below it
ARV vs active asking: +12.0% 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: 203
Price-to-rent: 9.4×

Monthly cashflow live

Estimated rent: $2,217 high interval (Pro) →
Mortgage (P&I): −$1,311
Tax est. 1.5%: −$312 /mo · $3,750/yr
Insurance: −$104
HOA: −$43
Lot rent: −$0
Vacancy / Maint / Mgmt: −$466
Net cashflow: $-19

Break-even live

Break-even rent $2,241

Max offer price $247,216

Occupancy floor 96%

Sensitivity live

Price	-10% $154	-5% $67	+0% $-19	+5% $-106	+10% $-192
Rent	-10% $-194	-5% $-107	+0% $-19	+5% $68	+10% $156
Rate	-1.0pp $107	-0.5pp $44	base $-19	+0.5pp $-84	+1.0pp $-150

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: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 10 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	164d	1	0.14mi
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	108d	1	0.14mi
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	46d	1	0.14mi
708 Striped Bass Ct Santee, SC	4.0	2.0	1782	$2,500	$1.40	33d	1	0.18mi
709 Striped Bass Ct Santee, SC	4.0	2.0	1482	$2,500	$1.69	123d	1	0.20mi
132 Congaree CT Santee, SC	4.0	2.0	1482	$2,195	$1.48	43d	1	0.23mi
107 Oxbow Dr Santee, SC	3.0	2.5	1658	$2,300	$1.39	0d	1	0.31mi
231 Picard Loop Santee, SC	3.0	2.5	1442	$2,800	$1.94	1d	1	0.42mi
716 Sinker LN Santee, SC	3.0	2.0	1180	$1,500	$1.27	130d	1	1.23mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	164d	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

2026-11-08

days on market $250,000 Active 96 DOM
2026-11-07

days on market $250,000 Active 95 DOM
2026-11-06

days on market $250,000 Active 94 DOM
2026-11-05

days on market $250,000 Active 93 DOM
2026-11-04

days on market $250,000 Active 92 DOM
2026-11-02

days on market $250,000 Active 90 DOM
2026-11-01

days on market $250,000 Active 89 DOM
2026-10-31

days on market $250,000 Active 88 DOM
2026-10-30

days on market $250,000 Active 87 DOM
2026-10-29

days on market $250,000 Active 86 DOM
2026-10-28

days on market $250,000 Active 85 DOM
2026-10-27

days on market $250,000 Active 84 DOM
2026-10-26

days on market $250,000 Active 83 DOM
2026-10-25

days on market $250,000 Active 82 DOM
2026-10-24

days on market $250,000 Active 81 DOM
2026-10-23

days on market $250,000 Active 80 DOM
2026-10-22

days on market $250,000 Active 79 DOM
2026-10-21

days on market $250,000 Active 78 DOM
2026-10-20

days on market $250,000 Active 77 DOM
2026-10-19

days on market $250,000 Active 76 DOM
2026-10-18

days on market $250,000 Active 75 DOM
2026-10-17

days on market $250,000 Active 74 DOM
2026-10-16

days on market $250,000 Active 73 DOM
2026-10-15

days on market $250,000 Active 72 DOM
2026-10-14

days on market $250,000 Active 71 DOM
2026-10-13

days on market $250,000 Active 70 DOM
2026-10-12

days on market $250,000 Active 69 DOM
2026-10-11

days on market $250,000 Active 68 DOM
2026-10-10

days on market $250,000 Active 67 DOM
2026-10-09

days on market $250,000 Active 66 DOM
2026-10-08

days on market $250,000 Active 65 DOM
2026-10-07

days on market $250,000 Active 64 DOM
2026-10-06

days on market $250,000 Active 63 DOM
2026-10-05

days on market $250,000 Active 62 DOM
2026-10-04

days on market $250,000 Active 61 DOM
2026-10-03

days on market $250,000 Active 60 DOM
2026-10-02

days on market $250,000 Active 59 DOM
2026-10-01

days on market $250,000 Active 58 DOM
2026-09-30

days on market $250,000 Active 57 DOM
2026-09-29

days on market $250,000 Active 56 DOM
2026-09-28

days on market $250,000 Active 55 DOM
2026-09-27

days on market $250,000 Active 54 DOM
2026-09-26

days on market $250,000 Active 53 DOM
2026-09-25

days on market $250,000 Active 52 DOM
2026-09-24

days on market $250,000 Active 51 DOM
2026-09-23

days on market $250,000 Active 50 DOM
2026-09-20

days on market $250,000 Active 47 DOM
2026-09-18

days on market $250,000 Active 45 DOM
2026-09-17

days on market $250,000 Active 44 DOM
2026-09-16

days on market $250,000 Active 43 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $26,604
− Mortgage interest: −$14,004
− Property taxes: −$3,750
− Insurance: −$1,250
− Repairs & maintenance: −$2,128
− Management: −$2,128
− HOA: −$516
− Depreciation: −$7,273
Taxable loss: −$4,445

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,067
After-tax cash flow: $836/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

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: Majority Black (64%)
Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
Packaging	1	$7B
#370 Sonoco Products Hartsville $6.8B

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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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