708 Francis St · Walterboro, SC 29488

$99,000

3 bd · 1.0 ba · 1,081 sqft · SingleFamily public records · 32 Days on market

Built 1940 8,276 sqft lot

---

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
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A GREAT STARTER HOME OR EXCELLENT RENTAL INVESTMENT PROPERTY. THIS 1081 SQFT. HOME IS LOCATED ON THE EDGE OF WALTERBORO CITY LIMITS, WITH 3 BEDROOMS 1 BATH,FENCE IN YARD AND MOVE IN READY.

Key facts

• Minutes from airport
• Corner lot
• 8,276 sq ft lot

Tags

• CORNER LOT
• MINUTES FROM DOWNTOWN
• MINUTES FROM AIRPORT

Property features AI

Finance

• HOA & community: Trash service

Exterior

• Parking: Attached 1-car carport; 1 total parking space
• Utilities: City of Walterboro water; Dominion Energy power
• Home design: Single-family detached residence; One story; Ground-level entry
• Construction: No additional structures
• Exterior features: Asphalt roof

Interior

• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 bathroom
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#269 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Colleton 01 (rural): math 13% / reading 28% proficiency, ranked #69 of 80 in SC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northside Elementary (math 14% / reading 22%, grade F, #508 of 597 statewide, top 86%, 452 students, 100% FRL); Colleton County Middle (math 8% / reading 18%, grade F, #210 of 229 statewide, top 93%, 1,121 students, 100% FRL); Colleton County High (math 28% / reading 80%, grade C-, #137 of 196 statewide, top 70%, 1,497 students, 100% FRL) — zoned schools average 100% FRL vs 69% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 223 active listings in the ZIP; 50 units permitted in Colleton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Colleton County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 $43k; list at $99k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 2.32% ✓
• Cap rate: 20.52%
• Cash-on-cash: 50.81%
• DSCR: 3.26
• GRM: 3.6

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: 48.6%
• Equity multiple: 3.12×
• Total profit: $58,717
• Equity at exit: $14,761

10-year hold

• IRR: 54.2%
• Equity multiple: 6.32×
• Total profit: $147,420
• Equity at exit: $8,560

Cash invested: $27,720 (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 29488

• Home prices YoY: -33.6%
• Active inventory: 223
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,174

Break-even live

Break-even rent $814

Max offer price $99,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,230	-5% $1,202	+0% $1,174	+5% $1,146	+10% $1,118
Rent	-10% $992	-5% $1,083	+0% $1,174	+5% $1,264	+10% $1,355
Rate	-1.0pp $1,223	-0.5pp $1,199	base $1,174	+0.5pp $1,148	+1.0pp $1,122

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $99,000 Active 32 DOM
2. 2026-06-18
   days on market $99,000 Active 30 DOM
3. 2026-06-17
   days on market $99,000 Active 29 DOM
4. 2026-06-16
   days on market $99,000 Active 28 DOM
5. 2026-06-15
   days on market $99,000 Active 27 DOM
6. 2026-06-13
   days on market $99,000 Active 25 DOM
7. 2026-06-12
   days on market $99,000 Active 24 DOM
8. 2026-06-09
   days on market $99,000 Active 21 DOM
9. 2026-06-08
   days on market $99,000 Active 20 DOM
10. 2026-06-08
    days on market $99,000 Active 19 DOM
11. 2026-06-04
    days on market $99,000 Active 15 DOM
12. 2026-06-02
    days on market $99,000 Active 14 DOM
13. 2026-06-01
    days on market $99,000 Active 13 DOM
14. 2026-05-31
    days on market $99,000 Active 12 DOM
15. 2026-05-18
    listed $99,000 Active
16. 2025-09-17
    historical
17. 2025-06-22
    listed $79,000 Active
18. 2017-02-24
    soldstatus $43,000 Closed 188-char remark

    Show marketing remark (188 chars)

    A GREAT STARTER HOME OR EXCELLENT RENTAL INVESTMENT PROPERTY. THIS 1081 SQFT. HOME IS LOCATED ON THE EDGE OF WALTERBORO CITY LIMITS, WITH 3 BEDROOMS 1 BATH,FENCE IN YARD AND MOVE IN READY.

19. 2017-02-24
    soldstatus $43,000

    Show marketing remark (188 chars)

    A GREAT STARTER HOME OR EXCELLENT RENTAL INVESTMENT PROPERTY. THIS 1081 SQFT. HOME IS LOCATED ON THE EDGE OF WALTERBORO CITY LIMITS, WITH 3 BEDROOMS 1 BATH,FENCE IN YARD AND MOVE IN READY.

20. 2017-02-13
    status Pending 188-char remark

    Show marketing remark (188 chars)

    A GREAT STARTER HOME OR EXCELLENT RENTAL INVESTMENT PROPERTY. THIS 1081 SQFT. HOME IS LOCATED ON THE EDGE OF WALTERBORO CITY LIMITS, WITH 3 BEDROOMS 1 BATH,FENCE IN YARD AND MOVE IN READY.

21. 2016-07-07
    listed $65,900 Active 188-char remark

    Show marketing remark (188 chars)

    A GREAT STARTER HOME OR EXCELLENT RENTAL INVESTMENT PROPERTY. THIS 1081 SQFT. HOME IS LOCATED ON THE EDGE OF WALTERBORO CITY LIMITS, WITH 3 BEDROOMS 1 BATH,FENCE IN YARD AND MOVE IN READY.

22. 2015-09-04
    historical
23. 2015-03-17
    listed $59,000 Active
24. 2015-02-06
    historical
25. 2015-02-06
    historical
26. 2011-10-17
    soldstatus $45,000
27. 2009-02-09
    listed $43,800
28. 2008-07-10
    listed $52,900
29. 2008-06-26
    historical
30. 2007-11-18
    listed $55,000
31. 2007-07-05
    soldstatus $35,000

ⓘ 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: $994 · $83/mo
• Projected year-2 tax: $994 · $83/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 6/10 Major
• 🌡 Heat 8/10 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: $27,598
• − Mortgage interest: −$5,546
• − Property taxes: −$994
• − Insurance: −$495
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$2,880
• Taxable income: $13,268
• Est. tax owed @ 24.0%: −$3,184
• After-tax cash flow: $10,899/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: Colleton 01
• NCES district ID: 4501830
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $33,128
• Composite: 16.66/100
• National rank: #9171
• State rank: #69 of 80 in SC

Livability — Walterboro

• Score: 57/100
• State rank: #269
• US rank: #21618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,367
• Population (ZIP): 22,367

Population outlook (Colleton County) Hauer SSP2

• Today (2025): 34,932 people
• By 2030: 33,078 · -5.3%
• By 2040: 29,017 · -16.9%
• By 2050: 25,029 · -28.3%
• By 2075: 16,894 · -51.6%
• By 2100: 10,518 · -69.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Black 38% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Colleton

• 2024 margin: R (+18.2) · D 40.4% · R 58.5% · Other 1.1%
• 2008→2024 swing: -18.7pp toward R · 2008: 0.5pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+9.5 2016: R+8.5 2012: D+0.2 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.20%
• Current HPI: 235.1237
• 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

+182.9% since first listed

17 events — show timeline

• 2026-05-18 Listed $99,000 Charleston Trident MLS
• 2025-09-17 Listing Removed — Charleston Trident MLS
• 2025-06-22 Listed $79,000 Charleston Trident MLS
• 2017-02-24 Sold (Public Records) $43,000 Public Records
• 2017-02-24 Sold (MLS) $43,000 Charleston Trident MLS
• 2017-02-13 Pending — Charleston Trident MLS
• 2016-07-07 Listed $65,900 Charleston Trident MLS
• 2015-09-04 Listing Removed — Charleston Trident MLS
• 2015-03-17 Listed $59,000 Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2011-10-17 Sold (Public Records) $45,000 Public Records
• 2009-02-09 Listed $43,800 Charleston Trident MLS
• 2008-07-10 Listed $52,900 Charleston Trident MLS
• 2008-06-26 Listing Removed — Charleston Trident MLS
• 2007-11-18 Listed $55,000 Charleston Trident MLS
• 2007-07-05 Sold (Public Records) $35,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $994 · +4.3% YoY. Source: county tax records.