67 Harmon St · Hemingway, SC 29554

$149,900

3 bd · 1.0 ba · 1,072 sqft · Other public records · 84 Days on market

Built 1969 8,712 sqft lot

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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 +11.3/30.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.5/10.0

Listing remarks MLS

Three bedroom one full bath home offering spacious bedrooms, living room and den. Located in Hemingway SC with easy access to Hwy 41.

Key facts

• New ss appliances
• New paint
• Vinyl siding

Tags

• NEW SS APPLIANCES
• NEW WINDOWS AND DOORS
• NEW PAINT
• NEW LVP FLOORING
• VINYL SIDING
• LOW MAINTENANCE

Property features AI

Finance

• Other: Lot size approximately 0.2 acres

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Built area above grade: 1,072
• Exterior features: Porch

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump
• Interior features: Dishwasher; Oven; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-54 ($-650/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (29.8% below list).
• Recommended offer: $105k (29.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#260 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Williamsburg 01 (rural): math 13% / reading 26% proficiency, ranked #74 of 80 in SC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hemingway Elementary (math 12% / reading 22%, grade F, #515 of 597 statewide, top 89%, 291 students, 100% FRL); Hemingway Mb Lee Middle (math 12% / reading 22%, grade F, #191 of 229 statewide, top 85%, 132 students, 98% FRL); Hemingway High (math 44% / reading 64%, grade C-, #130 of 196 statewide, top 69%, 205 students, 100% FRL).
• Market conditions: 40 active listings in the ZIP; 35 units permitted in Williamsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.8% local appreciation)).
• Williamsburg County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.
• Current owner paid $25k; list at $150k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,254 (29.8% 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 84 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.33×
• Total profit: $55,833
• Equity at exit: $111,341

10-year hold

• IRR: 17.3%
• Equity multiple: 4.92×
• Total profit: $164,351
• Equity at exit: $218,630

Cash invested: $41,972 (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 29554

• Home prices YoY: 4.9%
• Active inventory: 40
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-54

Break-even live

Break-even rent $1,121

Max offer price $140,328

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-12	+0% $-54	+5% $-97	+10% $-139
Rent	-10% $-137	-5% $-96	+0% $-54	+5% $-13	+10% $29
Rate	-1.0pp $21	-0.5pp $-16	base $-54	+0.5pp $-93	+1.0pp $-133

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-03
   listed $149,900 Active
2. 2022-03-21
   soldstatus $25,000 Closed 133-char remark

   Show marketing remark (133 chars)

   Three bedroom one full bath home offering spacious bedrooms, living room and den. Located in Hemingway SC with easy access to Hwy 41.

3. 2022-03-21
   soldstatus 133-char remark

   Show marketing remark (133 chars)

   Three bedroom one full bath home offering spacious bedrooms, living room and den. Located in Hemingway SC with easy access to Hwy 41.

4. 2022-02-10
   historical Active Under Contract 133-char remark

   Show marketing remark (133 chars)

   Three bedroom one full bath home offering spacious bedrooms, living room and den. Located in Hemingway SC with easy access to Hwy 41.

5. 2022-02-02
   status Active 133-char remark

   Show marketing remark (133 chars)

   Three bedroom one full bath home offering spacious bedrooms, living room and den. Located in Hemingway SC with easy access to Hwy 41.

6. 2021-11-27
   historical Active Under Contract 133-char remark

   Show marketing remark (133 chars)

   Three bedroom one full bath home offering spacious bedrooms, living room and den. Located in Hemingway SC with easy access to Hwy 41.

7. 2021-10-01
   listed $49,999 Active 133-char remark

   Show marketing remark (133 chars)

   Three bedroom one full bath home offering spacious bedrooms, living room and den. Located in Hemingway SC with easy access to Hwy 41.

8. 2021-10-01
   listed $49,999 133-char remark

   Show marketing remark (133 chars)

   Three bedroom one full bath home offering spacious bedrooms, living room and den. Located in Hemingway SC with easy access to Hwy 41.

9. 2016-05-03
   soldstatus $26,000

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $854 · $71/mo
• Expected delta: +$409/yr (+$34/mo · 91.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,630
• − Mortgage interest: −$8,397
• − Property taxes: −$446
• − Insurance: −$750
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$4,361
• Taxable loss: −$3,343
• Est. tax savings @ 24.0%: +$802
• After-tax cash flow: $152/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: Williamsburg 01
• NCES district ID: 4503780
• Math proficiency: 13% ▼ -11.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $27,663
• Composite: 15.32/100
• National rank: #9328
• State rank: #74 of 80 in SC

Livability — Hemingway

• Score: 58/100
• State rank: #260
• US rank: #20733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,001

Population outlook (Williamsburg County) Hauer SSP2

• Today (2025): 29,171 people
• By 2030: 27,247 · -6.6%
• By 2040: 23,314 · -20.1%
• By 2050: 19,798 · -32.1%
• By 2075: 13,336 · -54.3%
• By 2100: 8,502 · -70.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (51%)
• Race & ethnicity: Black 51% White 45% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Polish 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Williamsburg

• 2024 margin: Strong D (+21.7) · D 60.2% · R 38.5% · Other 1.2%
• 2008→2024 swing: -16.5pp toward R · 2008: 38.2pp · 2024: 21.7pp
• All cycles: 2024: D+21.7 2020: D+29.8 2016: D+33.8 2012: D+39.9 2008: D+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.75%
• Current HPI: 167.07
• 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

+476.5% since first listed

9 events — show timeline

• 2026-03-03 Listed $149,900 RAGPD
• 2022-03-21 Sold (MLS) — RAGPD
• 2022-03-21 Sold (MLS) $25,000 CCAR
• 2022-02-10 Contingent — CCAR
• 2022-02-02 Relisted — CCAR
• 2021-11-27 Contingent — CCAR
• 2021-10-01 Listed $49,999 RAGPD
• 2021-10-01 Listed $49,999 CCAR
• 2016-05-03 Sold (Public Records) $26,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $446 · +6.8% YoY. Source: county tax records.