Spruce Plan · Santee, SC 29142

$243,990

3 bd · 2.0 ba · 1,296 sqft · SingleFamily · 162 Days on market

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Somerset! A new home community where you can feel confident in owning a new home with simple living and space to relax in Santee. The Spruce exemplifies the convenience of main-level living. From the foyer, a hall leads to a full bath and 2 spacious bedrooms. The heart of the home is the living area with its light-filled open-concept design. The gourmet kitchen features a large island with room for seating and a cozy eating. The attached 2-car garage offers everyday ease, with plenty of space for parking and storage. Tucked away in a small recessed space, the luxury owner's suite features a private bath and a walk-in closet. Receive up to $7,500 in closing cost assistance with us

Key facts

• Private bath
• Gourmet kitchen
• Large island

Tags

• ALL APPLIANCES INCLUDED
• MAIN-LEVEL LIVING
• GOURMET KITCHEN
• LARGE ISLAND
• LUXURY OWNER'S SUITE
• PRIVATE BATH

Property features AI

Finance

• Financial info: List price $253,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air
• Home design: New construction plan named Spruce; Address: Santee, SC

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

🏗️ New construction. The $243,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $199,584.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/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 $235k (3.8% below list).
• Recommended offer: $215k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.4% in Santee — 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 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Market conditions: 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k 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 $56k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.

Recommended offer $214,711 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. 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?
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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $199,584
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9148 Ace Dr	0.05mi	3/2.5	1,307 (+1%)	11mo	$254,990	$195	86
632 Mulligan Way	0.11mi	3/2.0	1,307 (+1%)	11mo	$254,990	$195	84
188 Fargo Dr	0.32mi	3/2.0	1,348 (+4%)	13mo	$313,990	$233	67
27 Andre Michaux Rd	0.67mi	2/2.0 (-1)	1,320 (+2%)	18mo	$150,000	$114	46
13 Thomas Walter Cir	0.71mi	2/2.0 (-1)	1,332 (+3%)	20mo	$205,000	$154	41
5 John Fothergill Cir	0.72mi	2/2.0 (-1)	1,405 (+8%)	10mo	$214,500	$153	39
7L Thomas Walters Cir	0.69mi	2/2.0 (-1)	1,400 (+8%)	23mo	$160,000	$114	30

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: 18.2%
• Equity multiple: 2.06×
• Total profit: $59,378
• Equity at exit: $95,110

10-year hold

• IRR: 19.2%
• Equity multiple: 3.92×
• Total profit: $162,932
• Equity at exit: $150,894

Cash invested: $55,884 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,347 medium
• Mortgage (P&I): −$1,047
• Tax est. 1.5%: −$249 /mo · $2,994/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $475

Break-even live

Break-even rent $1,746

Max offer price $199,584

Occupancy floor 75%

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: $49,896
• Closing costs: $5,988
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	23d	1	1.03mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	23d	1	1.31mi
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	23d	1	1.39mi

Listing history 16 events

1. 2026-06-19
   days on market $243,990 Active 162 DOM
2. 2026-06-18
   days on market $243,990 Active 161 DOM
3. 2026-06-17
   days on market $243,990 Active 160 DOM
4. 2026-06-16
   days on market $243,990 Active 159 DOM
5. 2026-06-15
   days on market $243,990 Active 158 DOM
6. 2026-06-14
   days on market $243,990 Active 156 DOM
7. 2026-06-12
   days on market $243,990 Active 155 DOM
8. 2026-06-09
   days on market $243,990 Active 152 DOM
9. 2026-06-08
   days on market $243,990 Active 151 DOM
10. 2026-06-07
    days on market $243,990 Active 150 DOM
11. 2026-06-07
    days on market $243,990 Active 149 DOM
12. 2026-06-04
    days on market $243,990 Active 146 DOM
13. 2026-06-02
    pricedays on market $243,990 Active 145 DOM
14. 2026-06-01
    days on market $253,990 Active 144 DOM
15. 2026-05-31
    days on market $253,990 Active 143 DOM
16. 2026-05-31
    days on market $253,990 Active 142 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: $28,166
• − Mortgage interest: −$11,180
• − Property taxes: −$2,994
• − Insurance: −$998
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − Depreciation: −$5,806
• Taxable income: $2,682
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $5,056/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)

No district data.

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
• Population (ZIP): 4,658

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%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• 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