1204 Hanover Dr · Chickasaw Point, SC 29693

$62,500

2 bd · 2.0 ba · 552 sqft · Other · 91 Days on market

3,049 sqft lot $54/mo HOA · 4% of rent ↓ 21% 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
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1204 Hanover Dr. in Westminster, SC! This charming property features a cozy 2-bedroom, 2 bath setup with a well-maintained 30ft Fleetwood Wilderness RV and a practical built-on addition, offering attic storage and expanded living space. Inside the RV, you’ll find a bright, modern interior, including a bunk bed area perfect for guests or kids, a private queen bedroom, and a fully-equipped kitchen with a stove, microwave, and fridge. Enjoy the comfortable living area with updated wood finishes, A/C, propane heating, and all necessary hookups. Enhance your outdoor experience with a private backyard featuring a cozy firepit and a charming wooden deck, perfect for relaxing or entertaining guests. Located just minutes from fantastic amenities like an Olympic-sized pool, walking trails, boat ramps, and sports courts like: basketball, tennis courts, pickleball, a pavilion, exercise room and a restaurant/bar. Offering everything you need for lakeside living or a vacation retreat. Plus, the community is short-term rental-friendly, providing great flexibility!

Key facts

• Cozy firepit
• Olympic-sized pool
• Private backyard

Tags

• ATTIC STORAGE
• EXPANDED LIVING SPACE
• PRIVATE BACKYARD
• COZY FIREPIT
• WOODEN DECK
• OLYMPIC-SIZED POOL

Property features AI

Finance

• Other: Community amenities include clubhouse, common areas, exercise facility, playground, pool, tennis court, water access, dock, private roads, boat ramp, dog park, and neighborhood lake/pond
• HOA & community: Homeowners association present; HOA includes pool, recreation facilities, street lights, bylaws, and restrictive covenants

Exterior

• Parking: Assigned parking for 2 spaces; Gravel driveway; Attached garage
• Utilities: Public water; Electric water heater; Public sewer; Garbage pickup: public and private options; Electric power
• Home design: Single-story residence; Approximately 11–20 years old; Residential property (discovery required)
• Construction: Metal roof; Exterior finished with aluminum siding, hardboard siding, and wood; Attic storage; Foundation: Other / see remarks
• Exterior features: Deck; Fenced yard; Lake access / on a lake

Interior

• Kitchen: Cooktop (gas); Gas oven; Microwave; Refrigerator
• Bedrooms: Primary bedroom on main level with double sink and shower-only bathroom (approx. 8 x 9); Second bedroom on main level (approx. 8 x 12)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms total, one full bathroom on the main level
• Heating & cooling: Propane gas heating available; Gas available for heating; Electric cooling
• Interior features: Cable available; Ceiling fans; Laminate countertops
• Laundry & utility: Washer included; Laundry on the 1st floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $62k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $57k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 2.1% in Chickasaw Point — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Oconee 01 (rural): math 41% / reading 47% proficiency, ranked #27 of 80 in SC (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Orchard Park Elementary (math 35% / reading 31%, grade F, #364 of 597 statewide, top 61%, 422 students, 100% FRL) — zoned schools average 100% FRL vs 50% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 306 active listings in the ZIP; 648 units permitted in Oconee County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $432 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,875 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.93% ✓
• Cap rate: 16.48%
• Cash-on-cash: 36.38%
• DSCR: 2.62
• GRM: 4.3

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: 32.2%
• Equity multiple: 2.35×
• Total profit: $23,679
• Equity at exit: $9,319

10-year hold

• IRR: 39.2%
• Equity multiple: 4.67×
• Total profit: $64,188
• Equity at exit: $5,404

Cash invested: $17,500 (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 29693

• Active inventory: 306
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$26
• HOA: −$54
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $531

Break-even live

Break-even rent $537

Max offer price $62,500

Occupancy floor 51%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-18
   days on market $62,500 Active 91 DOM
2. 2026-06-17
   days on market $62,500 Active 90 DOM
3. 2026-06-16
   days on market $62,500 Active 89 DOM
4. 2026-06-15
   days on market $62,500 Active 88 DOM
5. 2026-06-13
   days on market $62,500 Active 86 DOM
6. 2026-06-10
   days on market $62,500 Active 83 DOM
7. 2026-06-09
   days on market $62,500 Active 82 DOM
8. 2026-06-08
   days on market $62,500 Active 81 DOM
9. 2026-06-07
   days on market $62,500 Active 80 DOM
10. 2026-06-05
    days on market $62,500 Active 77 DOM
11. 2026-06-03
    days on market $62,500 Active 76 DOM
12. 2026-06-03
    days on market $62,500 Active 75 DOM
13. 2026-06-01
    days on market $62,500 Active 74 DOM
14. 2026-05-31
    days on market $62,500 Active 73 DOM
15. 2026-03-19
    listed $62,500 Active 1082-char remark

    Show marketing remark (1082 chars)

    Welcome to 1204 Hanover Dr. in Westminster, SC! This charming property features a cozy 2-bedroom, 2 bath setup with a well-maintained 30ft Fleetwood Wilderness RV and a practical built-on addition, offering attic storage and expanded living space. Inside the RV, you’ll find a bright, modern interior, including a bunk bed area perfect for guests or kids, a private queen bedroom, and a fully-equipped kitchen with a stove, microwave, and fridge. Enjoy the comfortable living area with updated wood finishes, A/C, propane heating, and all necessary hookups. Enhance your outdoor experience with a private backyard featuring a cozy firepit and a charming wooden deck, perfect for relaxing or entertaining guests. Located just minutes from fantastic amenities like an Olympic-sized pool, walking trails, boat ramps, and sports courts like: basketball, tennis courts, pickleball, a pavilion, exercise room and a restaurant/bar. Offering everything you need for lakeside living or a vacation retreat. Plus, the community is short-term rental-friendly, providing great flexibility!

16. 2026-03-19
    listed $62,500 Active

    Show marketing remark (1082 chars)

    Welcome to 1204 Hanover Dr. in Westminster, SC! This charming property features a cozy 2-bedroom, 2 bath setup with a well-maintained 30ft Fleetwood Wilderness RV and a practical built-on addition, offering attic storage and expanded living space. Inside the RV, you’ll find a bright, modern interior, including a bunk bed area perfect for guests or kids, a private queen bedroom, and a fully-equipped kitchen with a stove, microwave, and fridge. Enjoy the comfortable living area with updated wood finishes, A/C, propane heating, and all necessary hookups. Enhance your outdoor experience with a private backyard featuring a cozy firepit and a charming wooden deck, perfect for relaxing or entertaining guests. Located just minutes from fantastic amenities like an Olympic-sized pool, walking trails, boat ramps, and sports courts like: basketball, tennis courts, pickleball, a pavilion, exercise room and a restaurant/bar. Offering everything you need for lakeside living or a vacation retreat. Plus, the community is short-term rental-friendly, providing great flexibility!

17. 2025-11-25
    historical
18. 2025-11-07
    historical
19. 2025-08-08
    price $62,500
20. 2025-07-21
    historical
21. 2025-06-05
    listed $62,500 Active
22. 2025-06-05
    listed $65,000 Active
23. 2025-06-05
    listed $65,000 Active
24. 2024-10-11
    historical
25. 2024-10-03
    listed $79,500 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: $196 · $16/mo
• Projected year-2 tax: $356 · $30/mo
• Expected delta: +$161/yr (+$13/mo · 82.2%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,502
• − Mortgage interest: −$3,501
• − Property taxes: −$196
• − Insurance: −$312
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − HOA: −$648
• − Depreciation: −$1,818
• Taxable income: $5,706
• Est. tax owed @ 24.0%: −$1,369
• After-tax cash flow: $4,998/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: Oconee 01
• NCES district ID: 4503060
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $42,074
• Composite: 37.03/100
• National rank: #4516
• State rank: #27 of 80 in SC

Livability — Chickasaw Point

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

Census & demographics

• Population (ZIP): 13,826

Population outlook (Oconee County) Hauer SSP2

• Today (2025): 77,950 people
• By 2030: 78,551 · +0.8%
• By 2040: 78,628 · +0.9%
• By 2050: 77,052 · -1.2%
• By 2075: 71,098 · -8.8%
• By 2100: 61,216 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 3%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Oconee

• 2024 margin: Solid R (+51.5) · D 23.6% · R 75.2% · Other 1.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -37.5pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+47.4 2016: R+48.1 2012: R+42.6 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.35%
• Current HPI: 167.8352
• 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

-21.4% since first listed

11 events — show timeline

• 2026-03-19 Listed $62,500 Greater Greenville MLS
• 2026-03-19 Listed $62,500 WUMLS
• 2025-11-25 Listing Removed — WUMLS
• 2025-11-07 Listing Removed — Greater Greenville MLS
• 2025-08-08 Price Changed $62,500 Greater Greenville MLS
• 2025-07-21 Listing Removed — WUMLS
• 2025-06-05 Listed $65,000 WUMLS
• 2025-06-05 Listed $65,000 Greater Greenville MLS
• 2025-06-05 Listed $62,500 WUMLS
• 2024-10-11 Listing Removed — Greater Greenville MLS
• 2024-10-03 Listed $79,500 Greater Greenville MLS

Property tax history

+20.7%/yr

Latest (2025): $196 · +0.0% YoY. Source: county tax records.