1983 Cannon Bridge Rd · Orangeburg, SC 29039

$149,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 305 Days on market

Built 1961 0.35 ac lot Est $176k · 15% under

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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).

• ARV discount +14.1/15.0
• Cash flow +10.3/30.0
• Appreciation +8.0/10.0
• Schools +5.0/10.0
• DSCR +3.0/10.0
• 1% rule +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking to downsize? Looking for housing for your student while in college? Looking for a home on a limited budget? This is the home for you. Come see this quaint 2 br 1 full bathroom home with hardwoodfloors, updated bathroom and new dishwasher. Freshly painted and move-in-ready. Call for your appointmenttoday.

Key facts

• 0.35 acre lot
• Parking
• Built 1961

Property features AI

Exterior

• Parking: 1-car carport
• Utilities: Septic tank; Public utilities
• Home design: Single-family detached home; One story
• Construction: No other structures listed
• Exterior features: Partial chain-link fence; Lot under 0.5 acre

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Electric heating
• Interior features: Eat-in kitchen; Family room; Utility room
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-81 ($-975/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (23.4% below list).
• Recommended offer: $115k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.2% in Orangeburg — 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 54/100 on livability (#324 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety B; Watch: housing C-, crime F, amenities D-.
• Zoned schools: Carver Edisto Middle (math 12%, 515 students, 100% FRL); Edisto High (math 24%, 677 students, 100% FRL).
• Market conditions: 15 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (6.0% 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 (6.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, 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 305 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $9k; list at $150k implies a 1529% 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; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,788 (23.4% 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 305 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.77% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $175,784
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Buster Ln	0.53mi	3/2.0	1,235 (+3%)	2mo	$259,900	$210	65
1609 Cannon Bridge Rd	0.62mi	3/1.0	1,300 (+8%)	2mo	$161,200	$124	56
15 Gabor Ct	0.46mi	3/2.0	1,348 (+12%)	21mo	$197,000	$146	38

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

Projected returns pro-forma

6.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.92×
• Total profit: $38,445
• Equity at exit: $94,606

10-year hold

• IRR: 14.0%
• Equity multiple: 3.79×
• Total profit: $117,013
• Equity at exit: $171,886

Cash invested: $41,972 (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 29039

• Home prices YoY: 4.0%
• Active inventory: 15
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$139 /mo · $1,674/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-81

Break-even live

Break-even rent $1,251

Max offer price $135,551

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-39	+0% $-81	+5% $-124	+10% $-166
Rent	-10% $-172	-5% $-127	+0% $-81	+5% $-36	+10% $9
Rate	-1.0pp $-6	-0.5pp $-43	base $-81	+0.5pp $-120	+1.0pp $-160

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $149,900 Active 305 DOM
2. 2026-06-18
   days on market $149,900 Active 304 DOM
3. 2026-06-17
   days on market $149,900 Active 303 DOM
4. 2026-06-16
   days on market $149,900 Active 302 DOM
5. 2026-06-15
   days on market $149,900 Active 301 DOM
6. 2026-06-14
   days on market $149,900 Active 299 DOM
7. 2026-06-12
   days on market $149,900 Active 298 DOM
8. 2026-06-09
   days on market $149,900 Active 295 DOM
9. 2026-06-08
   days on market $149,900 Active 294 DOM
10. 2026-06-07
    days on market $149,900 Active 293 DOM
11. 2026-06-07
    days on market $149,900 Active 292 DOM
12. 2026-06-04
    days on market $149,900 Active 289 DOM
13. 2026-06-02
    days on market $149,900 Active 288 DOM
14. 2026-06-01
    days on market $149,900 Active 287 DOM
15. 2026-05-31
    days on market $149,900 Active 286 DOM
16. 2026-05-31
    days on market $149,900 Active 285 DOM
17. 2026-02-27
    price $149,900
18. 2026-02-05
    status Active
19. 2026-02-03
    historical Active Under Contract
20. 2025-08-18
    listed $152,500 Active
21. 2025-08-11
    historical
22. 2025-07-02
    status Active
23. 2025-07-01
    historical
24. 2025-04-04
    status Active
25. 2025-03-12
    historical Active Under Contract
26. 2025-03-01
    price $150,400
27. 2024-10-14
    status Active
28. 2024-09-26
    price $155,400
29. 1968-01-01
    soldstatus $9,200

ⓘ 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: $1,674 · $139/mo
• Projected year-2 tax: $1,674 · $139/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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,775
• − Mortgage interest: −$8,397
• − Property taxes: −$1,674
• − Insurance: −$750
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$4,361
• Taxable loss: −$3,610
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $-108/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 — Orangeburg

• Score: 54/100
• State rank: #324
• US rank: #23942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,135
• Population (ZIP): 3,008

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 52% White 40% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 1% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 6.04%
• Current HPI: 158.3882
• 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

+1529.3% since first listed

13 events — show timeline

• 2026-02-27 Price Changed $149,900 Charleston Trident MLS
• 2026-02-05 Relisted — Charleston Trident MLS
• 2026-02-03 Contingent — Charleston Trident MLS
• 2025-08-18 Listed $152,500 Charleston Trident MLS
• 2025-08-11 Listing Removed — Charleston Trident MLS
• 2025-07-02 Relisted — Charleston Trident MLS
• 2025-07-01 Listing Removed — Charleston Trident MLS
• 2025-04-04 Relisted — Charleston Trident MLS
• 2025-03-12 Contingent — Charleston Trident MLS
• 2025-03-01 Price Changed $150,400 Charleston Trident MLS
• 2024-10-14 Relisted — Charleston Trident MLS
• 2024-09-26 Price Changed $155,400 Charleston Trident MLS
• 1968-01-01 Sold (Public Records) $9,200 Public Records

Property tax history

+4.2%/yr

Latest (2024): $1,674 · +19.5% YoY. Source: county tax records.