1357 Macon · Orangeburg, SC 29118

$134,900

3 bd · 2.0 ba · 1,246 sqft · SingleFamily public records

Built 2006 0.52 ac lot Est $223k · 40% under

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +12.0/30.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• DSCR +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly renovated 3 bedroom, 2 bathroom home conveniently located in the Turkey Hill subdivision of Orangeburg SC! This home is move in ready and ready for YOU to call this home! This home has been freshly painted throughout, features hardwood floors in the main areas of the home, cozy fireplace in the great room, eat-in-kitchen, stainless appliances in the kitchen, and an open floor plan that's great for entertaining. Large front porch, deck on the back, and nice sized back yard!

Key facts

• 0.52 acre lot
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-32 ($-385/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (4.2% below list).
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $129k (4.2% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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: Marshall Elementary (math 24%, 651 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: 163 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $933 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $45k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: severe wind risk, 80% 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 $129,237 (4.2% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $223,034
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 Harris Dr	0.47mi	3/2.0	1,400 (+12%)	3mo	$249,900	$179	55

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-23,743
• Equity at exit: $20,114

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-22,661
• Equity at exit: $11,664

Cash invested: $37,772 (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 29118

• Home prices YoY: -28.9%
• Active inventory: 163
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$391 /mo · $4,693/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-32

Break-even live

Break-even rent $1,462

Max offer price $129,237

Occupancy floor 97%

Sensitivity live

Price	-10% $44	-5% $6	+0% $-32	+5% $-70	+10% $-108
Rent	-10% $-144	-5% $-88	+0% $-32	+5% $24	+10% $80
Rate	-1.0pp $36	-0.5pp $2	base $-32	+0.5pp $-67	+1.0pp $-103

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Keyport Ct Orangeburg, SC	2.0	2.0	1007	$1,100	$1.09	25d	1	0.93mi
126 Keyport Ct Orangeburg, SC	2.0	2.0	980	$1,100	$1.12	25d	1	0.94mi

Listing history 14 events

1. 2024-10-14
   status Pending
2. 2022-06-30
   soldstatus $190,000
3. 2022-06-27
   soldstatus $190,000 Closed 483-char remark

   Show marketing remark (483 chars)

   Newly renovated 3 bedroom, 2 bathroom home conveniently located in the Turkey Hill subdivision of Orangeburg SC! This home is move in ready and ready for YOU to call this home! This home has been freshly painted throughout, features hardwood floors in the main areas of the home, cozy fireplace in the great room, eat-in-kitchen, stainless appliances in the kitchen, and an open floor plan that's great for entertaining. Large front porch, deck on the back, and nice sized back yard!

4. 2022-06-27
   soldstatus $190,000 Closed 483-char remark

   Show marketing remark (483 chars)

   Newly renovated 3 bedroom, 2 bathroom home conveniently located in the Turkey Hill subdivision of Orangeburg SC! This home is move in ready and ready for YOU to call this home! This home has been freshly painted throughout, features hardwood floors in the main areas of the home, cozy fireplace in the great room, eat-in-kitchen, stainless appliances in the kitchen, and an open floor plan that's great for entertaining. Large front porch, deck on the back, and nice sized back yard!

5. 2022-06-08
   historical Active Contingent 483-char remark

   Show marketing remark (483 chars)

   Newly renovated 3 bedroom, 2 bathroom home conveniently located in the Turkey Hill subdivision of Orangeburg SC! This home is move in ready and ready for YOU to call this home! This home has been freshly painted throughout, features hardwood floors in the main areas of the home, cozy fireplace in the great room, eat-in-kitchen, stainless appliances in the kitchen, and an open floor plan that's great for entertaining. Large front porch, deck on the back, and nice sized back yard!

6. 2022-06-07
   status Active 483-char remark

   Show marketing remark (483 chars)

   Newly renovated 3 bedroom, 2 bathroom home conveniently located in the Turkey Hill subdivision of Orangeburg SC! This home is move in ready and ready for YOU to call this home! This home has been freshly painted throughout, features hardwood floors in the main areas of the home, cozy fireplace in the great room, eat-in-kitchen, stainless appliances in the kitchen, and an open floor plan that's great for entertaining. Large front porch, deck on the back, and nice sized back yard!

7. 2022-05-31
   historical Active Contingent 483-char remark

   Show marketing remark (483 chars)

   Newly renovated 3 bedroom, 2 bathroom home conveniently located in the Turkey Hill subdivision of Orangeburg SC! This home is move in ready and ready for YOU to call this home! This home has been freshly painted throughout, features hardwood floors in the main areas of the home, cozy fireplace in the great room, eat-in-kitchen, stainless appliances in the kitchen, and an open floor plan that's great for entertaining. Large front porch, deck on the back, and nice sized back yard!

8. 2022-05-29
   listed $180,000 Active 483-char remark

   Show marketing remark (483 chars)

   Newly renovated 3 bedroom, 2 bathroom home conveniently located in the Turkey Hill subdivision of Orangeburg SC! This home is move in ready and ready for YOU to call this home! This home has been freshly painted throughout, features hardwood floors in the main areas of the home, cozy fireplace in the great room, eat-in-kitchen, stainless appliances in the kitchen, and an open floor plan that's great for entertaining. Large front porch, deck on the back, and nice sized back yard!

9. 2019-05-10
   listed $147,500
10. 2019-05-10
    listed $134,900
11. 2013-07-01
    soldstatus $133,500
12. 2008-07-02
    soldstatus $136,900
13. 2006-08-30
    soldstatus $133,500
14. 2005-08-16
    soldstatus $93,000

ⓘ 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: $4,693 · $391/mo
• Projected year-2 tax: $4,693 · $391/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 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: $17,053
• − Mortgage interest: −$7,556
• − Property taxes: −$4,693
• − Insurance: −$674
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$3,924
• Taxable loss: −$2,524
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $221/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

• County: Orangeburg County · 15,135 people
• City population: 15,135
• Metro: Orangeburg, SC
• Population (ZIP): 15,135
• Household income: $64,167
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 253.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 28% Hispanic / Latino 5% Asian 2% Two or more races 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Arabic 1%

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: ▼ -71.45%
• Current HPI: 176.0101
• Rent YoY: —
• Metro: Orangeburg, SC
• 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

+104.3% since first listed

14 events — show timeline

• 2024-10-14 Pending — Charleston Trident MLS
• 2022-06-30 Sold (Public Records) $190,000 Public Records
• 2022-06-27 Sold (MLS) $190,000 Charleston Trident MLS
• 2022-06-27 Sold (MLS) $190,000 Charleston Trident MLS
• 2022-06-08 Contingent — Charleston Trident MLS
• 2022-06-07 Relisted — Charleston Trident MLS
• 2022-05-31 Contingent — Charleston Trident MLS
• 2022-05-29 Listed $180,000 Charleston Trident MLS
• 2019-05-10 Listed $134,900 Consolidated MLS
• 2019-05-10 Listed $147,500 Consolidated MLS
• 2013-07-01 Sold (Public Records) $133,500 Public Records
• 2008-07-02 Sold (Public Records) $136,900 Public Records
• 2006-08-30 Sold (Public Records) $133,500 Public Records
• 2005-08-16 Sold (Public Records) $93,000 Public Records

Property tax history

+21.4%/yr

Latest (2024): $4,693 · +3.9% YoY. Source: county tax records.