550 Leaman Ave · Whitmire, SC 29178

$70,000

3 bd · 1.0 ba · 1,084 sqft · Other public records · 193 Days on market

Built 1940 1.00 ac lot

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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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +5.9/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Positioned in the welcoming community of Whitmire, South Carolina, 550 Leaman Avenue provides a practical single-family home. This 1,084-square-foot residence features a straightforward layout with living areas, a kitchen, three bedrooms, and a bathroom, set on a level lot in a quiet residential neighborhood. Whitmire embodies small-town ease with nearby schools, local shops, and parks, while quick connections to highways link you to larger hubs like Newberry and Columbia for broader opportunities. Discover the upside at 550 Leaman Avenue—contact us today to view this versatile property.

Key facts

• Parks
• Nearby schools
• Local shops

Tags

• QUIET RESIDENTIAL NEIGHBORHOOD
• NEARBY SCHOOLS
• LOCAL SHOPS
• PARKS
• QUICK CONNECTIONS TO HIGHWAYS

Property features AI

Finance

• Other: Lead-based paint and residential property disclosures required
• HOA & community: No HOA fees

Exterior

• Parking: Driveway with paved concrete parking
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Natural gas heating
• Home design: Single-story home; Built around 1940; Crawl space foundation; Metal roof; Vinyl siding exterior
• Construction: Approximate year built: 1940; Crawl space foundation; Vinyl siding; Metal roof
• Exterior features: Front porch; Covered back porch; Some storm doors; Some storm windows; Handicap access; Vinyl/Aluminum trim; Level lot with some trees

Interior

• Kitchen: Kitchen approx. 12 x 11; Stand-alone electric range
• Bedrooms: Primary bedroom on main level; Main-level bedrooms: 3; Primary bedroom approx. 10 x 13; Second bedroom approx. 12 x 11; Third bedroom approx. 10 x 13
• Flooring: Hardwood; Vinyl
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Natural gas heating; No cooling
• Interior features: Ceiling fan; Ventless fireplace (1)
• Laundry & utility: Laundry on 1st floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($851 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#233 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Newberry 01 (rural): math 32% / reading 40% proficiency, ranked #40 of 80 in SC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Whitmire Community School (Elementary) (math 47% / reading 47%, grade D-, #209 of 597 statewide, top 36%, 245 students, 100% FRL) — zoned schools average 100% FRL vs 60% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP; 155 units permitted in Newberry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($484 loan paydown + $1k appreciation (1.8% local appreciation)).
• Newberry County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 21% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.22% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.63%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 1.99×
• Total profit: $19,403
• Equity at exit: $26,973

10-year hold

• IRR: 20.9%
• Equity multiple: 3.72×
• Total profit: $53,254
• Equity at exit: $38,359

Cash invested: $19,600 (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 29178

• Home prices YoY: 1.8%
• Active inventory: 12
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $239

Break-even live

Break-even rent $549

Max offer price $70,000

Occupancy floor 67%

Sensitivity live

Price	-10% $279	-5% $259	+0% $239	+5% $219	+10% $199
Rent	-10% $172	-5% $205	+0% $239	+5% $273	+10% $306
Rate	-1.0pp $274	-0.5pp $257	base $239	+0.5pp $221	+1.0pp $202

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $70,000 Active 193 DOM
2. 2026-06-18
   days on market $70,000 Active 190 DOM
3. 2026-06-17
   days on market $70,000 Active 189 DOM
4. 2026-06-16
   days on market $70,000 Active 188 DOM
5. 2026-06-15
   days on market $70,000 Active 187 DOM
6. 2026-06-14
   days on market $70,000 Active 185 DOM
7. 2026-06-13
   pricedays on market $70,000 Active 184 DOM
8. 2026-06-09
   days on market $72,000 Active 181 DOM
9. 2026-06-08
   days on market $72,000 Active 180 DOM
10. 2026-06-07
    days on market $72,000 Active 179 DOM
11. 2026-06-05
    days on market $72,000 Active 176 DOM
12. 2026-06-03
    days on market $72,000 Active 175 DOM
13. 2026-06-03
    days on market $72,000 Active 174 DOM
14. 2026-06-01
    days on market $72,000 Active 173 DOM
15. 2026-05-31
    days on market $72,000 Active 172 DOM
16. 2026-03-20
    price $72,000
17. 2026-03-19
    price $72,000 600-char remark

    Show marketing remark (600 chars)

    Positioned in the welcoming community of Whitmire, South Carolina, 550 Leaman Avenue provides a practical single-family home. This 1,084-square-foot residence features a straightforward layout with living areas, a kitchen, three bedrooms, and a bathroom, set on a level lot in a quiet residential neighborhood. Whitmire embodies small-town ease with nearby schools, local shops, and parks, while quick connections to highways link you to larger hubs like Newberry and Columbia for broader opportunities. Discover the upside at 550 Leaman Avenue—contact us today to view this versatile property.

18. 2026-03-19
    price $72,000 600-char remark

    Show marketing remark (600 chars)

    Positioned in the welcoming community of Whitmire, South Carolina, 550 Leaman Avenue provides a practical single-family home. This 1,084-square-foot residence features a straightforward layout with living areas, a kitchen, three bedrooms, and a bathroom, set on a level lot in a quiet residential neighborhood. Whitmire embodies small-town ease with nearby schools, local shops, and parks, while quick connections to highways link you to larger hubs like Newberry and Columbia for broader opportunities. Discover the upside at 550 Leaman Avenue—contact us today to view this versatile property.

19. 2025-12-30
    listed $74,000 Active 600-char remark

    Show marketing remark (600 chars)

    Positioned in the welcoming community of Whitmire, South Carolina, 550 Leaman Avenue provides a practical single-family home. This 1,084-square-foot residence features a straightforward layout with living areas, a kitchen, three bedrooms, and a bathroom, set on a level lot in a quiet residential neighborhood. Whitmire embodies small-town ease with nearby schools, local shops, and parks, while quick connections to highways link you to larger hubs like Newberry and Columbia for broader opportunities. Discover the upside at 550 Leaman Avenue—contact us today to view this versatile property.

20. 2025-12-11
    price $74,000
21. 2025-12-10
    price $74,000 600-char remark

    Show marketing remark (600 chars)

    Positioned in the welcoming community of Whitmire, South Carolina, 550 Leaman Avenue provides a practical single-family home. This 1,084-square-foot residence features a straightforward layout with living areas, a kitchen, three bedrooms, and a bathroom, set on a level lot in a quiet residential neighborhood. Whitmire embodies small-town ease with nearby schools, local shops, and parks, while quick connections to highways link you to larger hubs like Newberry and Columbia for broader opportunities. Discover the upside at 550 Leaman Avenue—contact us today to view this versatile property.

22. 2025-12-10
    listed $69,000 Active 600-char remark

    Show marketing remark (600 chars)

    Positioned in the welcoming community of Whitmire, South Carolina, 550 Leaman Avenue provides a practical single-family home. This 1,084-square-foot residence features a straightforward layout with living areas, a kitchen, three bedrooms, and a bathroom, set on a level lot in a quiet residential neighborhood. Whitmire embodies small-town ease with nearby schools, local shops, and parks, while quick connections to highways link you to larger hubs like Newberry and Columbia for broader opportunities. Discover the upside at 550 Leaman Avenue—contact us today to view this versatile property.

23. 2025-12-10
    listed $69,000 Active

    Show marketing remark (600 chars)

    Positioned in the welcoming community of Whitmire, South Carolina, 550 Leaman Avenue provides a practical single-family home. This 1,084-square-foot residence features a straightforward layout with living areas, a kitchen, three bedrooms, and a bathroom, set on a level lot in a quiet residential neighborhood. Whitmire embodies small-town ease with nearby schools, local shops, and parks, while quick connections to highways link you to larger hubs like Newberry and Columbia for broader opportunities. Discover the upside at 550 Leaman Avenue—contact us today to view this versatile property.

24. 2025-10-22
    listed $54,500 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: $447 · $37/mo
• Projected year-2 tax: $447 · $37/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 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,215
• − Mortgage interest: −$3,921
• − Property taxes: −$447
• − Insurance: −$350
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$2,036
• Taxable income: $1,826
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $2,429/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: Newberry 01
• NCES district ID: 4503030
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $40,892
• Composite: 30.28/100
• National rank: #6282
• State rank: #40 of 80 in SC

Livability — Whitmire

• Score: 59/100
• State rank: #233
• US rank: #19675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitmire, SC
• Population (ZIP): 3,509

Population outlook (Newberry County) Hauer SSP2

• Today (2025): 38,350 people
• By 2030: 38,259 · -0.2%
• By 2040: 37,487 · -2.3%
• By 2050: 36,219 · -5.6%
• By 2075: 32,400 · -15.5%
• By 2100: 27,201 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 24% Two or more races 7%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Newberry

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.6% · Other 1.2%
• 2008→2024 swing: -16.8pp toward R · 2008: -17.6pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+24.1 2016: R+22.6 2012: R+14.3 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.83%
• Current HPI: 103.1495
• 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

+32.1% since first listed

9 events — show timeline

• 2026-03-20 Price Changed $72,000 Greater Greenville MLS
• 2026-03-19 Price Changed $72,000 SPMLS
• 2026-03-19 Price Changed $72,000 WUMLS
• 2025-12-30 Listed $74,000 WUMLS
• 2025-12-11 Price Changed $74,000 Greater Greenville MLS
• 2025-12-10 Price Changed $74,000 SPMLS
• 2025-12-10 Listed $69,000 SPMLS
• 2025-12-10 Listed $69,000 Greater Greenville MLS
• 2025-10-22 Listed $54,500 ForSaleByOwner.com

Property tax history

-4.9%/yr

Latest (2025): $447 · -55.0% YoY. Source: county tax records.