261 Myrtle St · Gloverville, SC 29828

$125,000

3 bd · 1.0 ba · 1,262 sqft · SingleFamily public records · 35 Days on market

Built 1945 0.43 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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Appreciation +4.9/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the potential of this spacious . 43-acre property, with NO HOA! The home offers two large bedrooms and one-and-a-half baths, with a functional layout! The family room has original hardwood floors, and flows into the large kitchen featuring lots of cabinet space. There is a separate laundry room that includes a washer and dryer! Outside, the fenced backyard provides a private play or garden area perfect for pets and kids! You also have a covered carport for protected parking. There is so much value in the two powered outbuildings! One with a roll-up door that's perfect for boat or vehicle storage, plus multiple storage rooms, a workshop, and a versatile man cave/game room. These spaces create unique fun or hobby opportunities and expand the usable footprint of the property. Whether you're an investor seeking a rental property or a buyer looking for a home you can customize, this property offers limitless potential! The value of having no HOA gives you the ability to customize the property freely! NO pet restrictions, or high monthly HOA fees! This home is being sold AS-IS! Termite Inspection has been completed and Sentricon bait system is installed. Come see all the possibilities for yourself. Schedule your private showing today!

Key facts

• Powered outbuildings
• Covered carport
• Laundry room

Tags

• FENCED BACKYARD
• COVERED CARPORT
• POWERED OUTBUILDINGS
• ROLL-UP DOOR
• LAUNDRY ROOM
• LARGE KITCHEN

Property features AI

Finance

• Other: Lot is approximately 0.43 acres (lot dimensions: 94 x 199 x 96 x 197); Zoned residential; Subdivision: Turnbull

Exterior

• Parking: Detached covered garage with workshop; 2 garage spaces (2 parking spaces total)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story; Entry level 1
• Construction: Vinyl siding; Other roof type; Crawl space/no basement; Built as a residential single family home
• Exterior features: Covered front porch; Covered patio/porch areas; Fenced backyard; Shed(s), storage and workshop on property; Has a view

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 5 total rooms (bedroom count not specified separately)
• Flooring: Carpet; Laminate; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Ceiling fan(s) for cooling; No heating system specified
• Interior features: Entrance foyer; Eat-in kitchen; Window coverings; Unfurnished
• Laundry & utility: Washer; Dryer; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.5% in Gloverville — 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 59/100 on livability (#253 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Aiken 01 (suburban): math 31% / reading 44% proficiency, ranked #36 of 80 in SC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gloverville Elementary (math 42% / reading 42%, grade F, #256 of 597 statewide, top 45%, 318 students, 100% FRL); Leavelle Mccampbell Middle (math 19% / reading 32%, grade F, #162 of 229 statewide, top 71%, 650 students, 55% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

Forward outlook

• In year one you build about $629 of equity ($864 loan paydown + $-235 appreciation (-0.2% local appreciation)).
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; moderate 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.08% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.74%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $252,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Back St	0.29mi	2/2.0 (-1)	1,257 (-0%)	8mo	$252,000	$200	70
108 South St	0.28mi	3/2.0	1,157 (-8%)	15mo	$193,000	$167	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.38×
• Total profit: $13,297
• Equity at exit: $35,126

10-year hold

• IRR: 13.3%
• Equity multiple: 2.43×
• Total profit: $49,904
• Equity at exit: $41,301

Cash invested: $35,000 (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 29828

• Home prices YoY: -0.2%
• Active inventory: 9
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $284

Break-even live

Break-even rent $986

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $355	-5% $319	+0% $284	+5% $249	+10% $213
Rent	-10% $178	-5% $231	+0% $284	+5% $337	+10% $390
Rate	-1.0pp $347	-0.5pp $316	base $284	+0.5pp $252	+1.0pp $219

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2144 Augusta Rd Gloverville, SC	2.0	1.0	960	$1,200	$1.25	25d	1	0.48mi
209 Edgar St Warrenville, SC	2.0	1.0	1368	$1,400	$1.02	25d	1	0.55mi
3306 Basil Ln Warrenville, SC	3.0	2.0	1616	$1,600	$0.99	15d	1	1.42mi

Listing history 22 events

1. 2026-06-16
   statusdays on market $125,000 Pending 35 DOM
2. 2026-06-15
   days on market $125,000 Active 34 DOM
3. 2026-06-14
   days on market $125,000 Active 32 DOM
4. 2026-06-13
   days on market $125,000 Active 31 DOM
5. 2026-06-10
   days on market $125,000 Active 29 DOM
6. 2026-06-09
   days on market $125,000 Active 28 DOM
7. 2026-06-08
   days on market $125,000 Active 27 DOM
8. 2026-06-07
   pricedays on market $125,000 Active 26 DOM
9. 2026-06-03
   days on market $139,900 Active 22 DOM
10. 2026-06-02
    days on market $139,900 Active 21 DOM
11. 2026-06-01
    days on market $139,900 Active 20 DOM
12. 2026-05-31
    days on market $139,900 Active 19 DOM
13. 2026-05-30
    days on market $139,900 Active 18 DOM
14. 2026-05-12
    listed $139,900 Active 1265-char remark

    Show marketing remark (1265 chars)

    Discover the potential of this spacious . 43-acre property, with NO HOA! The home offers two large bedrooms and one-and-a-half baths, with a functional layout! The family room has original hardwood floors, and flows into the large kitchen featuring lots of cabinet space. There is a separate laundry room that includes a washer and dryer! Outside, the fenced backyard provides a private play or garden area perfect for pets and kids! You also have a covered carport for protected parking. There is so much value in the two powered outbuildings! One with a roll-up door that's perfect for boat or vehicle storage, plus multiple storage rooms, a workshop, and a versatile man cave/game room. These spaces create unique fun or hobby opportunities and expand the usable footprint of the property. Whether you're an investor seeking a rental property or a buyer looking for a home you can customize, this property offers limitless potential! The value of having no HOA gives you the ability to customize the property freely! NO pet restrictions, or high monthly HOA fees! This home is being sold AS-IS! Termite Inspection has been completed and Sentricon bait system is installed. Come see all the possibilities for yourself. Schedule your private showing today!

15. 2026-05-12
    listed $139,900 Active

    Show marketing remark (1265 chars)

    Discover the potential of this spacious . 43-acre property, with NO HOA! The home offers two large bedrooms and one-and-a-half baths, with a functional layout! The family room has original hardwood floors, and flows into the large kitchen featuring lots of cabinet space. There is a separate laundry room that includes a washer and dryer! Outside, the fenced backyard provides a private play or garden area perfect for pets and kids! You also have a covered carport for protected parking. There is so much value in the two powered outbuildings! One with a roll-up door that's perfect for boat or vehicle storage, plus multiple storage rooms, a workshop, and a versatile man cave/game room. These spaces create unique fun or hobby opportunities and expand the usable footprint of the property. Whether you're an investor seeking a rental property or a buyer looking for a home you can customize, this property offers limitless potential! The value of having no HOA gives you the ability to customize the property freely! NO pet restrictions, or high monthly HOA fees! This home is being sold AS-IS! Termite Inspection has been completed and Sentricon bait system is installed. Come see all the possibilities for yourself. Schedule your private showing today!

16. 2026-01-20
    status Pending
17. 2026-01-20
    historical
18. 2026-01-19
    historical
19. 2025-12-22
    price $120,000
20. 2025-12-12
    price $128,000
21. 2025-11-13
    listed $130,000 Active
22. 2025-11-13
    listed $120,000

ⓘ 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: $858 · $72/mo
• Projected year-2 tax: $858 · $72/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,148
• − Mortgage interest: −$7,002
• − Property taxes: −$858
• − Insurance: −$625
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$3,636
• Taxable income: $1,443
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $3,061/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: Aiken 01
• NCES district ID: 4500720
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $45,081
• Composite: 31.91/100
• National rank: #5857
• State rank: #36 of 80 in SC

Livability — Gloverville

• Score: 59/100
• State rank: #253
• US rank: #20348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gloverville, SC
• City population: 419
• Population (ZIP): 419

Population outlook (Aiken County) Hauer SSP2

• Today (2025): 178,003 people
• By 2030: 182,876 · +2.7%
• By 2040: 189,970 · +6.7%
• By 2050: 193,840 · +8.9%
• By 2075: 199,453 · +12.1%
• By 2100: 192,403 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 30% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Aiken

• 2024 margin: Strong R (+25.9) · D 36.4% · R 62.2% · Other 1.4%
• 2008→2024 swing: -1.9pp toward R · 2008: -24.0pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+22.7 2016: R+27.5 2012: R+26.0 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.19%
• Current HPI: 79.3344
• 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

+7.6% since first listed

9 events — show timeline

• 2026-05-12 Listed $139,900 Hive MLS
• 2026-05-12 Listed $139,900 AMLS
• 2026-01-20 Pending — Hive MLS
• 2026-01-20 Listing Removed — Hive MLS
• 2026-01-19 Listing Removed — Hive MLS
• 2025-12-22 Price Changed $120,000 Hive MLS
• 2025-12-12 Price Changed $128,000 Hive MLS
• 2025-11-13 Listed $120,000 Hive MLS
• 2025-11-13 Listed $130,000 Hive MLS

Property tax history

+2.6%/yr

Latest (2025): $858 · +7.7% YoY. Source: county tax records.