3657 Santee River Rd · St. Stephen, SC 29479

$150,000

3 bd · 2.0 ba · 1,457 sqft · SingleFamily public records · 485 Days on market

Built 1970 0.68 ac lot

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Why this score? — see what drove the C 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 +19.3/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

Key facts

• Spacious backyard
• Front porch
• Large kitchen

Tags

• FRONT PORCH
• LARGE KITCHEN
• SPACIOUS BACKYARD
• ROOF REPLACED

Property features AI

Finance

• Other: Ownership: Fee simple
• HOA & community: Community features include central TV antenna, RV parking/boat storage and additional storage

Exterior

• Parking: Detached 1-car garage; Off-street parking; Additional/other parking (includes RV/boat parking or storage)
• Utilities: Septic tank; Serviced by Berkeley Electric Co-op
• Home design: Single family detached residence; One story; Ground-level entry; Fee simple ownership; Interior, level lot
• Construction: Asphalt roof
• Exterior features: Other exterior features; Asphalt roof; Shed(s) and workshop on the property

Interior

• Kitchen: Eat-in kitchen; Other appliance(s) included
• Bedrooms: 3 bedrooms; Primary bedroom located on the lower level
• Flooring: Wood floors
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Family room; Entrance foyer; Great room; Living/dining combo; Separate dining room; Other — see remarks
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: St. Stephen Elementary (math 12% / reading 27%, grade F, #499 of 597 statewide, top 84%, 291 students, 100% FRL); St. Stephen Middle (math 2% / reading 22%, grade F, #216 of 229 statewide, top 96%, 209 students, 100% FRL); Timberland High (math 17% / reading 72%, grade F, #166 of 196 statewide, top 87%, 704 students, 100% FRL) — zoned schools average 100% FRL vs 48% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Berkeley 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 52 active listings in the ZIP; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.4% local appreciation)).
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 485 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $135k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $150k implies a 466% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 485 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.81×
• Total profit: $75,972
• Equity at exit: $117,917

10-year hold

• IRR: 22.0%
• Equity multiple: 6.07×
• Total profit: $213,024
• Equity at exit: $237,944

Cash invested: $42,000 (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 29479

• Home prices YoY: 2.6%
• Active inventory: 52
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,572 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$229 /mo · $2,750/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $163

Break-even live

Break-even rent $1,365

Max offer price $150,000

Occupancy floor 85%

Sensitivity live

Price	-10% $248	-5% $206	+0% $163	+5% $121	+10% $79
Rent	-10% $39	-5% $101	+0% $163	+5% $226	+10% $288
Rate	-1.0pp $239	-0.5pp $202	base $163	+0.5pp $125	+1.0pp $85

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-21
   days on market $150,000 Active 485 DOM
2. 2026-06-18
   days on market $150,000 Active 482 DOM
3. 2026-06-17
   days on market $150,000 Active 481 DOM
4. 2026-06-16
   days on market $150,000 Active 480 DOM
5. 2026-06-15
   days on market $150,000 Active 479 DOM
6. 2026-06-13
   days on market $150,000 Active 477 DOM
7. 2026-06-13
   days on market $150,000 Active 476 DOM
8. 2026-06-10
   days on market $150,000 Active 474 DOM
9. 2026-06-09
   days on market $150,000 Active 473 DOM
10. 2026-06-08
    days on market $150,000 Active 472 DOM
11. 2026-06-07
    days on market $150,000 Active 471 DOM
12. 2026-06-05
    days on market $150,000 Active 468 DOM
13. 2026-06-03
    days on market $150,000 Active 467 DOM
14. 2026-06-03
    days on market $150,000 Active 466 DOM
15. 2026-06-01
    days on market $150,000 Active 465 DOM
16. 2026-05-31
    days on market $150,000 Active 464 DOM
17. 2025-08-18
    soldstatus $26,500 Closed 501-char remark

    Show marketing remark (508 chars)

    Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

18. 2025-08-18
    soldstatus $26,500 Closed 508-char remark

    Show marketing remark (508 chars)

    Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

19. 2025-08-18
    soldstatus $106,000 Closed

    Show marketing remark (508 chars)

    Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

20. 2025-08-18
    soldstatus $26,500 Closed

    Show marketing remark (508 chars)

    Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

21. 2025-08-18
    soldstatus $26,500 Closed

    Show marketing remark (508 chars)

    Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

22. 2025-07-21
    price $150,000
23. 2025-06-20
    status Active
24. 2025-06-20
    price $160,000
25. 2025-05-17
    historical Active Under Contract
26. 2025-03-21
    price $199,000
27. 2025-03-06
    price $215,000
28. 2025-02-22
    listed $285,000 Active

    Show marketing remark (501 chars)

    Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

29. 2025-02-22
    historical Active Under Contract

    Show marketing remark (501 chars)

    Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

30. 2025-02-22
    historical Active Under Contract 508-char remark

    Show marketing remark (501 chars)

    Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

31. 2025-02-22
    historical Active Under Contract

    Show marketing remark (501 chars)

    Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

32. 2025-02-22
    historical Active Under Contract 501-char remark

    Show marketing remark (501 chars)

    Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

33. 2025-02-22
    historical Active Under Contract

    Show marketing remark (501 chars)

    Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

34. 2024-08-07
    historical
35. 2024-06-17
    price $140,000
36. 2023-10-23
    price $170,000
37. 2023-05-18
    listed $45,000 Active 501-char remark

    Show marketing remark (501 chars)

    Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

38. 2023-05-18
    listed $40,000 Active

    Show marketing remark (501 chars)

    Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

39. 2023-05-17
    listed $37,500 Active
40. 2023-05-17
    listed $50,000 Active
41. 2023-05-03
    listed $37,500 Active 508-char remark

    Show marketing remark (508 chars)

    Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

42. 2023-05-03
    listed $210,000 Active

    Show marketing remark (508 chars)

    Minutes to downtown St. Stephen, lakes, river and the national forest. This property is a beautiful corner property, perfect for a homesite or family compound. This property is also being offered in parcels. The address is for directional purposes only and may change. Buyer to verify anything deemed important. Property has commercial possibilities as well. Property may need rezoning to accommodate Buyer's need. House on property and .67 acres surrounding the house is not included in this listing.

43. 2022-09-27
    soldstatus $136,500 Closed
44. 2022-07-07
    status Pending

ⓘ 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: $2,750 · $229/mo
• Projected year-2 tax: $2,750 · $229/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,861
• − Mortgage interest: −$8,402
• − Property taxes: −$2,750
• − Insurance: −$750
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$4,364
• Taxable loss: −$422
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $2,063/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — St. Stephen

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,287

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 45% White 42% Hispanic / Latino 11% Two or more races 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.39%
• Current HPI: 333.0749
• 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

-80.6% since first listed

28 events — show timeline

• 2025-08-18 Sold (MLS) $26,500 Charleston Trident MLS
• 2025-08-18 Sold (MLS) $26,500 Charleston Trident MLS
• 2025-08-18 Sold (MLS) $106,000 Charleston Trident MLS
• 2025-08-18 Sold (MLS) $26,500 Charleston Trident MLS
• 2025-08-18 Sold (MLS) $26,500 Charleston Trident MLS
• 2025-07-21 Price Changed $150,000 Charleston Trident MLS
• 2025-06-20 Relisted — Charleston Trident MLS
• 2025-06-20 Price Changed $160,000 Charleston Trident MLS
• 2025-05-17 Contingent — Charleston Trident MLS
• 2025-03-21 Price Changed $199,000 Charleston Trident MLS
• 2025-03-06 Price Changed $215,000 Charleston Trident MLS
• 2025-02-22 Listed $285,000 Charleston Trident MLS
• 2025-02-22 Contingent — Charleston Trident MLS
• 2025-02-22 Contingent — Charleston Trident MLS
• 2025-02-22 Contingent — Charleston Trident MLS
• 2025-02-22 Contingent — Charleston Trident MLS
• 2025-02-22 Contingent — Charleston Trident MLS
• 2024-08-07 Listing Removed — Charleston Trident MLS
• 2024-06-17 Price Changed $140,000 Charleston Trident MLS
• 2023-10-23 Price Changed $170,000 Charleston Trident MLS
• 2023-05-18 Listed $40,000 Charleston Trident MLS
• 2023-05-18 Listed $45,000 Charleston Trident MLS
• 2023-05-17 Listed $50,000 Charleston Trident MLS
• 2023-05-17 Listed $37,500 Charleston Trident MLS
• 2023-05-03 Listed $210,000 Charleston Trident MLS
• 2023-05-03 Listed $37,500 Charleston Trident MLS
• 2022-09-27 Sold (MLS) $136,500 Charleston Trident MLS
• 2022-07-07 Pending — Charleston Trident MLS

Property tax history

+2.4%/yr

Latest (2025): $2,750 · +2.7% YoY. Source: county tax records.