165 Pinestraw Rd · Bennettsville, SC 29512

$36,800

2 bd · 1.0 ba · 862 sqft · SingleFamily · 45 Days on market

Built 1992 0.53 ac lot ↓ 10% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in Bennettsville, SC, this brick ranch presents a strong opportunity for investors or buyers seeking a value-add property. Offering 2 bedrooms and 1 bath, the home sits on a spacious corner lot that provides added yard space and flexibility for future improvements. The durable brick exterior and straightforward floor plan create a solid foundation for updates or modernization. With the right vision, this property has the potential to be transformed into a great rental, resale, or long-term hold. Conveniently positioned near local amenities, this property offers the chance to add value in an established Bennettsville location.

Key facts

• Local amenities
• Corner lot
• Brick ranch

Tags

• BRICK RANCH
• CORNER LOT
• DURABLE BRICK EXTERIOR
• LOCAL AMENITIES

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Brick veneer construction; Shingle roof; Above grade finished area of 862
• Exterior features: Porch; Corner lot

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling
• Interior features: Ceiling fan(s); Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($897 rent vs $37k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 5.6% in Bennettsville — 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 (#345 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Marlboro 01 (town): math 16% / reading 25% proficiency, ranked #71 of 80 in SC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bennettsville Primary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 552 students, 100% FRL); Marlboro County High (math 22% / reading 77%, grade D, #151 of 196 statewide, top 79%, 1,047 students, 100% FRL) — zoned schools average 100% FRL vs 76% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 20% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Marlboro 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 54 active listings in the ZIP; 6 units permitted in Marlboro County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $254 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Marlboro County population projected at -23% 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• Climate carrying-cost: major wind risk, 69% 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 $35,696 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.44% ✓
• Cap rate: 18.59%
• Cash-on-cash: 43.91%
• DSCR: 2.95
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 40.9%
• Equity multiple: 2.76×
• Total profit: $18,114
• Equity at exit: $5,487

10-year hold

• IRR: 47.2%
• Equity multiple: 5.56×
• Total profit: $46,946
• Equity at exit: $3,182

Cash invested: $10,304 (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 29512

• Active inventory: 54
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $897 medium
• Mortgage (P&I): −$193
• Tax from tax record: −$123 /mo · $1,479/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $377

Break-even live

Break-even rent $420

Max offer price $36,800

Occupancy floor 53%

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: $9,200
• Closing costs: $1,104
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-20
   price $36,800
2. 2026-04-29
   price $38,760
3. 2026-04-12
   listed $40,800 Active
4. 2026-03-11
   listed $40,800 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: $1,479 · $123/mo
• Projected year-2 tax: $1,479 · $123/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,764
• − Mortgage interest: −$2,061
• − Property taxes: −$1,479
• − Insurance: −$184
• − Repairs & maintenance: −$861
• − Management: −$861
• − Depreciation: −$1,071
• Taxable income: $4,247
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $3,506/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: Marlboro 01
• NCES district ID: 4502970
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $29,865
• Composite: 16.37/100
• National rank: #9201
• State rank: #71 of 80 in SC

Livability — Bennettsville

• Score: 52/100
• State rank: #345
• US rank: #24772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,408

Population outlook (Marlboro County) Hauer SSP2

• Today (2025): 25,477 people
• By 2030: 24,266 · -4.8%
• By 2040: 21,862 · -14.2%
• By 2050: 19,665 · -22.8%
• By 2075: 15,673 · -38.5%
• By 2100: 12,390 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 5% Hispanic / Latino 3% Native American 2%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Marlboro

• 2024 margin: Toss-up / Even · D 50.6% · R 48.2% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: 6.1pp · 2024: 2.4pp
• All cycles: 2024: D+2.4 2020: D+10.9 2016: D+16.1 2012: D+30.4 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.61%
• Current HPI: 108.4261
• 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

-9.8% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $36,800 RAGPD
• 2026-04-29 Price Changed $38,760 RAGPD
• 2026-04-12 Listed $40,800 RAGPD
• 2026-03-11 Listed $40,800 RAGPD

Property tax history

+75.3%/yr

Latest (2025): $1,479 · +11.5% YoY. Source: county tax records.