1510 Tee Vee Rd · Elloree, SC 29047

$179,000

2 bd · 2.0 ba · 826 sqft · SingleFamily public records · 243 Days on market

Built 1959 0.74 ac 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 +11.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +5.0/10.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming 2-bedroom, 2-bathroom home nestled in the peaceful town of Elloree, SC. This well-maintained property features an open floor plan that connects the kitchen, dining, and living areas--perfect for entertaining or relaxing with family. The spacious primary bedroom provides a comfortable retreat, and the generous lot offers plenty of outdoor space with a storage building and patio area for gatherings or quiet evenings. Currently operating as a cash-flowing Airbnb, this property is an excellent investment or personal getaway. Located just minutes from Santee's restaurants, golf courses, and Lake Marion!

Key facts

• Open floor plan
• Generous lot
• Cash-flowing airbnb

Tags

• OPEN FLOOR PLAN
• GENEROUS LOT
• STORAGE BUILDING
• PATIO AREA
• CASH-FLOWING AIRBNB

Property features AI

Finance

• HOA & community: Community storage available

Exterior

• Parking: Detached garage
• Utilities: Septic tank; Water service: Town of Elloree
• Home design: Single-family detached residence; One story; Fee simple ownership; Lot between 0.5 and 1 acre
• Exterior features: Architectural roof; Storage structure on property; Other outbuilding(s)

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms; Primary bedroom with ceiling fan
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Family room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-58 ($-693/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (16.6% below list).
• Recommended offer: $149k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.8% in Elloree — 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 52/100 on livability (#343 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Zoned schools: Elloree Elementary (math 10%, 387 students, 100% FRL).
• Market conditions: 53 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.8% 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 (2.8% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $31k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $179k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,281 (16.6% 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 243 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — 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 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?
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: 0.83% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.33×
• Total profit: $16,409
• Equity at exit: $78,889

10-year hold

• IRR: 8.8%
• Equity multiple: 2.31×
• Total profit: $65,502
• Equity at exit: $120,351

Cash invested: $50,120 (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 29047

• Home prices YoY: 1.6%
• Active inventory: 53
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-58

Break-even live

Break-even rent $1,566

Max offer price $170,649

Occupancy floor 99%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $179,000 Active 243 DOM
2. 2026-06-18
   days on market $179,000 Active 242 DOM
3. 2026-06-17
   days on market $179,000 Active 241 DOM
4. 2026-06-16
   days on market $179,000 Active 240 DOM
5. 2026-06-15
   days on market $179,000 Active 239 DOM
6. 2026-06-14
   days on market $179,000 Active 237 DOM
7. 2026-06-12
   days on market $179,000 Active 236 DOM
8. 2026-06-09
   days on market $179,000 Active 233 DOM
9. 2026-06-08
   days on market $179,000 Active 232 DOM
10. 2026-06-07
    days on market $179,000 Active 231 DOM
11. 2026-06-07
    days on market $179,000 Active 230 DOM
12. 2026-06-04
    days on market $179,000 Active 227 DOM
13. 2026-06-02
    days on market $179,000 Active 226 DOM
14. 2026-06-01
    days on market $179,000 Active 225 DOM
15. 2026-05-31
    days on market $179,000 Active 224 DOM
16. 2026-05-31
    days on market $179,000 Active 223 DOM
17. 2026-05-08
    price $179,000
18. 2026-04-19
    status Active
19. 2026-04-18
    historical
20. 2026-02-16
    status Active
21. 2026-01-20
    historical Active Under Contract
22. 2025-11-29
    price $190,000
23. 2025-10-17
    listed $210,000 Active
24. 2024-10-07
    soldstatus $60,000
25. 1993-05-01
    soldstatus $23,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,914
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$5,207
• Taxable loss: −$3,767
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $211/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 — Elloree

• Score: 52/100
• State rank: #343
• US rank: #24710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,745
• Population (ZIP): 3,745

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 (53%)
• Race & ethnicity: Black 53% White 42% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 1% Russian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · 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: ▲ 2.84%
• Current HPI: 175.3194
• 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

+678.3% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $179,000 Charleston Trident MLS
• 2026-04-19 Relisted — Charleston Trident MLS
• 2026-04-18 Listing Removed — Charleston Trident MLS
• 2026-02-16 Relisted — Charleston Trident MLS
• 2026-01-20 Contingent — Charleston Trident MLS
• 2025-11-29 Price Changed $190,000 Charleston Trident MLS
• 2025-10-17 Listed $210,000 Charleston Trident MLS
• 2024-10-07 Sold (Public Records) $60,000 Public Records
• 1993-05-01 Sold (Public Records) $23,000 Public Records

Property tax history

+26.7%/yr

Latest (2024): $90 · +207.7% YoY. Source: county tax records.