607 Sherrie Ln · Edisto, SC 29115

$119,900

3 bd · 2.0 ba · 1,393 sqft · SingleFamily public records · 11 Days on market

Built 1959 0.46 ac lot Est $153k · 22% under

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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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks on Sherrie Lane! This 3-bedroom, 1.5-bath home offers nearly 1,400 square feet of potential and is being sold as-is -- perfect for investors, flippers, or buyers ready to build equity with a little elbow grease. Situated on a generous lot, there's plenty of outdoor space to enjoy, expand, or create the backyard retreat you've been envisioning. A 10x12 shed provides added storage or workshop space right in the backyard. The bones are here -- bring your vision and make it your own. Conveniently located in Orangeburg, close to schools, shopping, and dining. Whether you're a first-time investor or adding to your portfolio, this is a value-add opportunity you won't want to mis

Key facts

• Generous lot
• 10x12 shed
• Outdoor space

Tags

• OUTDOOR SPACE
• 10X12 SHED
• GENEROUS LOT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Located in the Rivelon subdivision

Exterior

• Utilities: Public sewer; City of Orangeburg utilities
• Home design: Single-family detached home; One level
• Exterior features: Asphalt roof; Lot size under 0.5 acre; Fee simple ownership

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Central heating; Forced air heating; Natural gas heating; Central air conditioning
• Interior features: Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 57/100 on livability (#270 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment F.
• Zoned schools: Mellichamp Elementary (math 34%, 204 students, 100% FRL); William J. Clark Middle (math 12%, 687 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 226 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $119,900

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $153,230
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
631 SW Mimosa Dr	0.22mi	3/2.0	1,338 (-4%)	2mo	$180,500	$135	81
503 Rivelon Rd	0.23mi	3/1.0	1,350 (-3%)	22mo	$147,500	$109	62
509 Rivelon Rd	0.26mi	3/1.5	1,248 (-10%)	22mo	$137,000	$110	50
895 Rivelon Rd	0.74mi	3/1.0	1,342 (-4%)	16mo	$135,000	$101	42

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,902
• Equity at exit: $17,877

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $16,665
• Equity at exit: $10,367

Cash invested: $33,572 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$157 /mo · $1,883/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $243

Break-even live

Break-even rent $1,058

Max offer price $119,900

Occupancy floor 77%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $119,900 Active 11 DOM
2. 2026-06-18
   days on market $119,900 Active 10 DOM
3. 2026-06-17
   days on market $119,900 Active 9 DOM
4. 2026-06-16
   days on market $119,900 Active 8 DOM
5. 2026-06-15
   days on market $119,900 Active 7 DOM
6. 2026-06-14
   days on market $119,900 Active 5 DOM
7. 2026-06-12
   days on market $119,900 Active 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $119,900 Active 1 DOM

ⓘ 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: $1,883 · $157/mo
• Projected year-2 tax: $1,883 · $157/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $16,391
• − Mortgage interest: −$6,716
• − Property taxes: −$1,883
• − Insurance: −$600
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,488
• Taxable income: $1,081
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $2,661/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 — Edisto

• Score: 57/100
• State rank: #270
• US rank: #21693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edisto, SC
• Population (ZIP): 27,179

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% 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: ▼ -56.65%
• Current HPI: 150.823
• 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

• 2026-06-08 Listed $119,900 Charleston Trident MLS

Property tax history

+3.1%/yr

Latest (2025): $1,883 · +1.5% YoY. Source: county tax records.