118 Cypress Hollow Way · Santee, SC 29142

$275,000

3 bd · 2.5 ba · 1,524 sqft · Townhouse · 326 Days on market

Built 2025 3,049 sqft lot Est $242k · 13% over ↓ 16% since listing

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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 +12.8/30.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0

Listing remarks MLS

Special interest rates available with closing cost assistance paid by the builder. Welcome to Marion Village, one of Santee's newest and most charming townhome communities, featuring a community boat dock with boat slips and a fire pit gathering area for enjoying lake days and relaxing evenings. Located in the heart of Santee, South Carolina, Marion Village also allows short-term rentals, making this a great option for a primary residence, weekend getaway, or investment opportunity. The Davis floor plan offers 3 bedrooms, 2.5 bathrooms, and approximately 1,525 square feet of thoughtfully designed living space. The open-concept main level features a spacious kitchen that flows into the dining and living areas, creating a comfortable layout for everyday living and entertaining. Modern finishes, ample cabinet space, and a functional design make the kitchen both practical and inviting. Upstairs, you'll find well-sized secondary bedrooms, convenient laundry, and a private primary suite, along with additional storage throughout the home. Marion Village is surrounded by nationally recognized golf courses and located in the charming lake town of Santee, known for boating, fishing, and outdoor recreation, with an easy commute to both Columbia and Charleston. Enjoy small-town charm with easy access to big-city amenities. With low-maintenance townhome living, lake-access community amenities, and short-term rentals permitted, this Davis townhome offers flexibility, lifestyle, and v

Key facts

• Large kitchen island
• Quartz countertops
• Electric range

Tags

• SANTEE NATIONAL GOLF CLUB
• LAKE MARION GOLF COURSE
• SANTEE COOPER COUNTRY CLUB
• LARGE KITCHEN ISLAND
• QUARTZ COUNTERTOPS
• ELECTRIC RANGE

Property features AI

Finance

• HOA & community: Annual association fee

Exterior

• Parking: Detached 1-car garage; Total 1 parking space
• Utilities: Public sewer; Dominion Energy service
• Home design: Residential single-family attached (townhouse); Two levels; New construction; Located in Marion Village subdivision; MLS area: Lake Marion Area
• Construction: Townhouse construction; Fiberglass roofing
• Exterior features: Fiberglass roof; Wooded lot; Lot under 0.5 acre; Clubhouse access; Community park; Community pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms; Primary bedroom on lower level
• Flooring: Vinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air; Natural gas heating
• Interior features: Smooth ceilings; Kitchen island; Walk-in closet(s); Eat-in kitchen; Family room; Living/dining combo; Pantry
• Laundry & utility: Washer hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-24 ($-290/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (13.6% below list).
• Recommended offer: $238k (13.6% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute F.
• Zoned schools: Elloree Elementary (math 10%, 387 students, 100% FRL).
• Market conditions: 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $11k of equity ($2k loan paydown + $10k 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 $77k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $237,511 (13.6% 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 326 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $242,316
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Ballard Ln	0.62mi	3/3.0	1,498 (-2%)	10mo	$279,500	$187	58
102 Tancaw Pl	0.61mi	3/2.5	1,442 (-5%)	7mo	$219,990	$153	57
108 Tancaw Pl	0.59mi	3/2.5	1,442 (-5%)	12mo	$230,990	$160	54
324 Trillium Ct	0.20mi	2/2.0 (-1)	1,328 (-13%)	12mo	$187,000	$141	52
119 Ballard Ln	0.33mi	3/3.0	1,689 (+11%)	15mo	$298,000	$176	52
113 Picard Loop	0.68mi	3/2.5	1,442 (-5%)	9mo	$229,990	$159	52
171 Ballard Ln	0.37mi	3/3.0	1,689 (+11%)	14mo	$289,000	$171	51
338 Picard Loop	0.72mi	3/2.5	1,634 (+7%)	4mo	$246,000	$151	51
111 Picard Loop	0.70mi	3/2.5	1,442 (-5%)	11mo	$229,990	$159	49
143 Ballard Ln	0.35mi	2/2.0 (-1)	1,298 (-15%)	6mo	$200,000	$154	47
109 Picard Loop	0.70mi	3/2.5	1,442 (-5%)	14mo	$227,990	$158	46
115 Ballard Ln	0.32mi	2/2.0 (-1)	1,298 (-15%)	12mo	$215,000	$166	43

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: 8.5%
• Equity multiple: 1.50×
• Total profit: $38,580
• Equity at exit: $131,049

10-year hold

• IRR: 10.8%
• Equity multiple: 2.70×
• Total profit: $131,143
• Equity at exit: $207,912

Cash invested: $77,000 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,375 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-24

Break-even live

Break-even rent $2,406

Max offer price $271,509

Occupancy floor 96%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	23d	1	0.19mi
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	23d	1	0.31mi
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	23d	1	1.00mi

Listing history 25 events

1. 2026-06-19
   days on market $275,000 Active 326 DOM
2. 2026-06-18
   days on market $275,000 Active 325 DOM
3. 2026-06-17
   days on market $275,000 Active 324 DOM
4. 2026-06-16
   days on market $275,000 Active 323 DOM
5. 2026-06-15
   days on market $275,000 Active 322 DOM
6. 2026-06-14
   days on market $275,000 Active 320 DOM
7. 2026-06-12
   days on market $275,000 Active 319 DOM
8. 2026-06-09
   days on market $275,000 Active 316 DOM
9. 2026-06-08
   days on market $275,000 Active 315 DOM
10. 2026-06-07
    days on market $275,000 Active 314 DOM
11. 2026-06-07
    pricedays on market $275,000 Active 313 DOM
12. 2026-06-04
    days on market $245,000 Active 310 DOM
13. 2026-06-02
    days on market $245,000 Active 309 DOM
14. 2026-06-01
    days on market $245,000 Active 308 DOM
15. 2026-05-31
    days on market $245,000 Active 307 DOM
16. 2026-05-31
    days on market $245,000 Active 306 DOM
17. 2026-05-10
    price $250,000
18. 2026-04-09
    price $267,000
19. 2026-02-17
    price $269,900 1494-char remark

    Show marketing remark (1494 chars)

    Special interest rates available with closing cost assistance paid by the builder. Welcome to Marion Village, one of Santee's newest and most charming townhome communities, featuring a community boat dock with boat slips and a fire pit gathering area for enjoying lake days and relaxing evenings. Located in the heart of Santee, South Carolina, Marion Village also allows short-term rentals, making this a great option for a primary residence, weekend getaway, or investment opportunity. The Davis floor plan offers 3 bedrooms, 2.5 bathrooms, and approximately 1,525 square feet of thoughtfully designed living space. The open-concept main level features a spacious kitchen that flows into the dining and living areas, creating a comfortable layout for everyday living and entertaining. Modern finishes, ample cabinet space, and a functional design make the kitchen both practical and inviting. Upstairs, you'll find well-sized secondary bedrooms, convenient laundry, and a private primary suite, along with additional storage throughout the home. Marion Village is surrounded by nationally recognized golf courses and located in the charming lake town of Santee, known for boating, fishing, and outdoor recreation, with an easy commute to both Columbia and Charleston. Enjoy small-town charm with easy access to big-city amenities. With low-maintenance townhome living, lake-access community amenities, and short-term rentals permitted, this Davis townhome offers flexibility, lifestyle, and v

20. 2026-02-15
    price $269,900
21. 2026-02-09
    price $292,490 1494-char remark

    Show marketing remark (1494 chars)

    Special interest rates available with closing cost assistance paid by the builder. Welcome to Marion Village, one of Santee's newest and most charming townhome communities, featuring a community boat dock with boat slips and a fire pit gathering area for enjoying lake days and relaxing evenings. Located in the heart of Santee, South Carolina, Marion Village also allows short-term rentals, making this a great option for a primary residence, weekend getaway, or investment opportunity. The Davis floor plan offers 3 bedrooms, 2.5 bathrooms, and approximately 1,525 square feet of thoughtfully designed living space. The open-concept main level features a spacious kitchen that flows into the dining and living areas, creating a comfortable layout for everyday living and entertaining. Modern finishes, ample cabinet space, and a functional design make the kitchen both practical and inviting. Upstairs, you'll find well-sized secondary bedrooms, convenient laundry, and a private primary suite, along with additional storage throughout the home. Marion Village is surrounded by nationally recognized golf courses and located in the charming lake town of Santee, known for boating, fishing, and outdoor recreation, with an easy commute to both Columbia and Charleston. Enjoy small-town charm with easy access to big-city amenities. With low-maintenance townhome living, lake-access community amenities, and short-term rentals permitted, this Davis townhome offers flexibility, lifestyle, and v

22. 2026-01-29
    price $293,990 1494-char remark

    Show marketing remark (1494 chars)

    Special interest rates available with closing cost assistance paid by the builder. Welcome to Marion Village, one of Santee's newest and most charming townhome communities, featuring a community boat dock with boat slips and a fire pit gathering area for enjoying lake days and relaxing evenings. Located in the heart of Santee, South Carolina, Marion Village also allows short-term rentals, making this a great option for a primary residence, weekend getaway, or investment opportunity. The Davis floor plan offers 3 bedrooms, 2.5 bathrooms, and approximately 1,525 square feet of thoughtfully designed living space. The open-concept main level features a spacious kitchen that flows into the dining and living areas, creating a comfortable layout for everyday living and entertaining. Modern finishes, ample cabinet space, and a functional design make the kitchen both practical and inviting. Upstairs, you'll find well-sized secondary bedrooms, convenient laundry, and a private primary suite, along with additional storage throughout the home. Marion Village is surrounded by nationally recognized golf courses and located in the charming lake town of Santee, known for boating, fishing, and outdoor recreation, with an easy commute to both Columbia and Charleston. Enjoy small-town charm with easy access to big-city amenities. With low-maintenance townhome living, lake-access community amenities, and short-term rentals permitted, this Davis townhome offers flexibility, lifestyle, and v

23. 2026-01-26
    price $293,990
24. 2025-07-29
    listed $295,990 Active 1494-char remark

    Show marketing remark (1494 chars)

    Special interest rates available with closing cost assistance paid by the builder. Welcome to Marion Village, one of Santee's newest and most charming townhome communities, featuring a community boat dock with boat slips and a fire pit gathering area for enjoying lake days and relaxing evenings. Located in the heart of Santee, South Carolina, Marion Village also allows short-term rentals, making this a great option for a primary residence, weekend getaway, or investment opportunity. The Davis floor plan offers 3 bedrooms, 2.5 bathrooms, and approximately 1,525 square feet of thoughtfully designed living space. The open-concept main level features a spacious kitchen that flows into the dining and living areas, creating a comfortable layout for everyday living and entertaining. Modern finishes, ample cabinet space, and a functional design make the kitchen both practical and inviting. Upstairs, you'll find well-sized secondary bedrooms, convenient laundry, and a private primary suite, along with additional storage throughout the home. Marion Village is surrounded by nationally recognized golf courses and located in the charming lake town of Santee, known for boating, fishing, and outdoor recreation, with an easy commute to both Columbia and Charleston. Enjoy small-town charm with easy access to big-city amenities. With low-maintenance townhome living, lake-access community amenities, and short-term rentals permitted, this Davis townhome offers flexibility, lifestyle, and v

25. 2025-07-28
    listed $295,990 Active

ⓘ 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: $28,501
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − Depreciation: −$8,000
• Taxable loss: −$4,963
• Est. tax savings @ 24.0%: +$1,191
• After-tax cash flow: $902/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

• 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

Price history

-15.5% since first listed

9 events — show timeline

• 2026-05-10 Price Changed $250,000 Charleston Trident MLS
• 2026-04-09 Price Changed $267,000 Charleston Trident MLS
• 2026-02-17 Price Changed $269,900 Zillow
• 2026-02-15 Price Changed $269,900 Charleston Trident MLS
• 2026-02-09 Price Changed $292,490 Zillow
• 2026-01-29 Price Changed $293,990 Zillow
• 2026-01-26 Price Changed $293,990 Charleston Trident MLS
• 2025-07-29 Listed $295,990 Zillow
• 2025-07-28 Listed $295,990 Charleston Trident MLS