418 Mims St · Edgefield, SC 29824

$89,900

2 bd · 1.0 ba · 1,239 sqft · SingleFamily public records · 38 Days on market

7,841 sqft lot Est $177k · 49% under

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Why this score? — see what drove the B 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable home you could move into! Located convenient to town square, walking trails, and ballpark. 2+ bedrooms (easily makes 3 bdrm), hardwood flooring, large kitchen with lots of countertop space. Large Screened porch. Laundry room. This house is not in perfect condition but it's a great starter home and/or investment property. Conventional loans or cash. No city taxes in Edgefield. Under 100K!

Key facts

• Hardwood flooring
• Laundry room
• Large kitchen

Tags

• CONVENIENT TO TOWN SQUARE
• WALKING TRAILS
• HARDWOOD FLOORING
• LARGE KITCHEN
• LARGE SCREENED PORCH
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#290 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime D+, amenities F, commute F.
• Edgefield 01 (rural): math 26% / reading 39% proficiency, ranked #48 of 80 in SC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: W. E. Parker Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 375 students, 100% FRL); Strom Thurmond High (math 27% / reading 72%, grade D, #151 of 196 statewide, top 79%, 748 students, 74% FRL) — zoned schools average 87% FRL vs 55% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 86 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 181 units permitted in Edgefield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Edgefield County population projected at -12% 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 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, 59% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.24% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $177,177
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 Circle St	0.21mi	2/1.0	1,297 (+5%)	5mo	$167,000	$129	78
136 Mccary St	0.20mi	2/1.0	1,339 (+8%)	5mo	$71,000	$53	73
191 Mc Cary St	0.21mi	2/2.0	1,140 (-8%)	1mo	$215,000	$189	72
336 Wigfall St	0.64mi	3/2.0 (+1)	1,265 (+2%)	2mo	$230,000	$182	56
225 Thurmond St	0.45mi	2/2.0	1,300 (+5%)	15mo	$215,000	$165	54
304 Bluebird Ln	0.55mi	3/1.0 (+1)	1,275 (+3%)	14mo	$40,000	$31	53
519 Penn St	0.53mi	2/2.0	1,120 (-10%)	11mo	$160,000	$143	46

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,312
• Equity at exit: $13,404

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $25,914
• Equity at exit: $7,773

Cash invested: $25,172 (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 29824

• Home prices YoY: -26.3%
• Active inventory: 86
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $281

Break-even live

Break-even rent $758

Max offer price $89,900

Occupancy floor 70%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Peachtree St Edgefield, SC	3.0	2.0	1183	$1,163	$0.98	14d	1	0.21mi
320 Peachtree St Unit 325-4 Edgefield, SC	2.0	2.0	959	$1,051	$1.10	14d	1	0.21mi

Listing history 22 events

1. 2026-06-18
   days on market $89,900 Active 38 DOM
2. 2026-06-17
   days on market $89,900 Active 37 DOM
3. 2026-06-16
   days on market $89,900 Active 36 DOM
4. 2026-06-15
   days on market $89,900 Active 35 DOM
5. 2026-06-14
   days on market $89,900 Active 33 DOM
6. 2026-06-13
   days on market $89,900 Active 32 DOM
7. 2026-06-10
   days on market $89,900 Active 30 DOM
8. 2026-06-09
   days on market $89,900 Active 29 DOM
9. 2026-06-09
   remarks 401-char remark
10. 2026-06-09
    days on marketlisting id $89,900 Active 28 DOM
11. 2026-06-08
    days on market $89,900 Active 44 DOM
12. 2026-06-07
    days on market $89,900 Active 43 DOM
13. 2026-06-05
    days on market $89,900 Active 40 DOM
14. 2026-06-03
    days on market $89,900 Active 39 DOM
15. 2026-06-02
    days on market $89,900 Active 38 DOM
16. 2026-06-01
    days on market $89,900 Active 37 DOM
17. 2026-05-31
    days on market $89,900 Active 36 DOM
18. 2026-05-30
    days on market $89,900 Active 35 DOM
19. 2026-05-11
    historical
20. 2026-04-27
    listed $89,900 Active

    Show marketing remark (401 chars)

    Affordable home you could move into! Located convenient to town square, walking trails, and ballpark. 2+ bedrooms (easily makes 3 bdrm), hardwood flooring, large kitchen with lots of countertop space. Large Screened porch. Laundry room. This house is not in perfect condition but it's a great starter home and/or investment property. Conventional loans or cash. No city taxes in Edgefield. Under 100K!

21. 2026-04-27
    listed $89,900 Active 401-char remark

    Show marketing remark (401 chars)

    Affordable home you could move into! Located convenient to town square, walking trails, and ballpark. 2+ bedrooms (easily makes 3 bdrm), hardwood flooring, large kitchen with lots of countertop space. Large Screened porch. Laundry room. This house is not in perfect condition but it's a great starter home and/or investment property. Conventional loans or cash. No city taxes in Edgefield. Under 100K!

22. 2026-04-24
    listed $89,900 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: $1,075 · $90/mo
• Projected year-2 tax: $1,075 · $90/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,354
• − Mortgage interest: −$5,036
• − Property taxes: −$1,075
• − Insurance: −$450
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$2,615
• Taxable income: $2,042
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $2,878/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: Edgefield 01
• NCES district ID: 4502070
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $44,958
• Composite: 27.75/100
• National rank: #6897
• State rank: #48 of 80 in SC

Livability — Edgefield

• Score: 56/100
• State rank: #290
• US rank: #22581

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgefield, SC
• Population (ZIP): 7,598

Population outlook (Edgefield County) Hauer SSP2

• Today (2025): 26,188 people
• By 2030: 25,803 · -1.5%
• By 2040: 24,658 · -5.8%
• By 2050: 23,034 · -12.0%
• By 2075: 19,448 · -25.7%
• By 2100: 15,301 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 46% Black 40% Hispanic / Latino 11% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hispanic 1% Portuguese 1% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Edgefield

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.3% · Other 1.2%
• 2008→2024 swing: -20.9pp toward R · 2008: -10.9pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+24.3 2016: R+20.2 2012: R+13.3 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.79%
• Current HPI: 178.7034
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-27 Listed $89,900 Hive MLS
• 2026-04-27 Listed $89,900 Hive MLS
• 2026-04-24 Listed $89,900 AMLS

Property tax history

+13.8%/yr

Latest (2025): $1,075 · +2.8% YoY. Source: county tax records.