1055 St. Martin St · Georgetown, SC 29440

$323,840

4 bd · 2.0 ba · 1,774 sqft · SingleFamily · 59 Days on market

Built 2026 Good condition 7,405 sqft lot Est $337k · at est. $77/mo HOA · 2% of rent

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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 +26.4/30.0
• ARV discount +9.3/15.0
• DSCR +9.0/10.0
• 1% rule +7.4/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This thoughtfully designed one level home is one of our most popular floor plans! With an open concept living room, dining room and kitchen, this home is bright, spacious, and designed for entertaining guest or comfortably interacting with family. The kitchen features granite countertops, a tile backsplash, 36" cabinets, a walk in corner pantry, stainless steel appliances including a refrigerator and a gas range, and island with breakfast bar! Your primary suite awaits off the back of the home with a spacious walk-in closet and master bath with double sinks, a linen closet and 5' shower. Three secondary bedrooms are at the front of the home providing separation from the primary suite.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee ($77) covering association management and common areas; Long-term rentals allowed

Exterior

• Parking: Attached 2-car garage with garage door opener; Total of 4 parking spaces
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone service available
• Home design: Single-story home; Under construction; Built by DR Horton (model: Lot 123-Cali B); Residential zoning; Lot approximately 0.17 acres; Home warranty included
• Construction: Vinyl siding with wood frame construction; Slab foundation
• Exterior features: Front porch; Rear porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Breakfast bar; Stainless steel appliances; Solid surface counters
• Bedrooms: Primary bedroom on main level; Additional bedroom(s) on main level
• Flooring: Carpet; Luxury vinyl / luxury vinyl plank
• Bathrooms: 2 full bathrooms; Bathrooms include dual sinks and separate shower
• Heating & cooling: Central heating (Electric and Gas); Central air conditioning
• Interior features: Attic with pull-down and permanent attic stairs; Dual sinks; Linen closet; Split bedroom layout; Separate shower; Vanity; Walk-in closet(s); Breakfast bar; Main-level primary bedroom; Bedroom on main level; Stainless steel appliances; Solid surface counters; Insulated doors; Unfurnished
• Laundry & utility: Washer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $324k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $845 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $324k).
• Recommended offer: $314k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.7% in Georgetown — 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 65/100 on livability (#141 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, schools F, crime F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 409 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($314k) is reasonable based on typical stale-listing flexibility.

Recommended offer $314,124 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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?
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $337,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3002 Waterfall Way	0.12mi	4/2.0	1,774 (0%)	1mo	$320,840	$181	94
1021 St. Martin St	0.16mi	4/2.0	1,774 (0%)	4mo	$332,840	$188	89
1011 St. Martin St	0.17mi	4/2.0	1,774 (0%)	7mo	$315,000	$178	86
1047 St. Martin St	0.05mi	3/2.0 (-1)	1,618 (-9%)	1mo	$323,840	$200	77
1025 St. Martin St	0.15mi	3/2.0 (-1)	1,618 (-9%)	1mo	$325,397	$201	72
1023 St. Martin St	0.16mi	3/2.0 (-1)	1,618 (-9%)	2mo	$308,000	$190	71
811 Spruce St	0.57mi	5/2.0 (+1)	1,833 (+3%)	6mo	$375,000	$205	58
2519 Rion St	0.70mi	3/2.0 (-1)	1,800 (+2%)	14mo	$250,000	$139	48
2708 Maryville Old Charleston Rd	0.45mi	3/2.0 (-1)	1,590 (-10%)	12mo	$220,000	$138	46
3009 Harbor Club On Winyah Bay South Bay St	0.75mi	3/2.0 (-1)	1,729 (-2%)	15mo	$352,000	$204	44
3026 Millstone Pl	0.75mi	3/3.0 (-1)	1,887 (+6%)	5mo	$376,000	$199	42
2718 South Island Rd	0.63mi	3/2.0 (-1)	1,532 (-14%)	11mo	$255,000	$166	34

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

Projected returns pro-forma

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

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,451
• Equity at exit: $48,286

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $71,002
• Equity at exit: $28,000

Cash invested: $90,675 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 409
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,698
• Tax est. 1.5%: −$405 /mo · $4,858/yr
• Insurance: −$135
• HOA: −$77
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $845

Break-even live

Break-even rent $2,930

Max offer price $323,840

Occupancy floor 74%

Sensitivity live

Price	-10% $1,069	-5% $957	+0% $845	+5% $733	+10% $621
Rent	-10% $529	-5% $687	+0% $845	+5% $1,003	+10% $1,161
Rate	-1.0pp $1,008	-0.5pp $927	base $845	+0.5pp $761	+1.0pp $676

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: $80,960
• Closing costs: $9,715
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Rosebank Rd Georgetown, SC	4.0	3.5	2300	$4,000	$1.74	24d	1	1.39mi

HOA detail

• Monthly dues: $77 · $924/yr
• Likely covers: gas

Listing history 7 events

1. 2026-06-07
   statusdays on market $323,840 Pending 59 DOM
2. 2026-06-03
   days on market $323,840 Active Under Contract 57 DOM
3. 2026-06-02
   days on market $323,840 Active Under Contract 56 DOM
4. 2026-06-01
   days on market $323,840 Active Under Contract 55 DOM
5. 2026-05-31
   days on market $323,840 Active Under Contract 54 DOM
6. 2026-05-30
   days on market $323,840 Active Under Contract 53 DOM
7. 2026-04-06
   listed $323,840 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: $48,000
• − Mortgage interest: −$18,140
• − Property taxes: −$4,858
• − Insurance: −$1,619
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$924
• − Depreciation: −$9,421
• Taxable income: $5,358
• Est. tax owed @ 24.0%: −$1,286
• After-tax cash flow: $8,854/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This thoughtfully designed one-level home is in excellent condition with an open concept layout, modern kitchen, and well-maintained exterior. It is move-in ready and would benefit from minor exterior painting and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace window treatments — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace window treatments — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Georgetown

• Score: 65/100
• State rank: #141
• US rank: #13446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, SC
• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• 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

1 event — show timeline

• 2026-04-06 Listed $323,840 CCAR