116 Davis St · Bishopville, SC 29010-9999

$140,000

2 bd · 1.0 ba · 1,260 sqft · SingleFamily · 32 Days on market

Built 1940 Average condition 0.72 ac lot

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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).

• Cash flow +14.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +2.8/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0

Listing remarks

1940 all brick bungalow on a double lot. Features include new Thermopane windows though out the house, hardwood floors, a gas stove, third bedroom converted to a HUGE walk in closet, sunroom with lots of light and an enormous floored attic. Other features include a double lot (. 72 acres), a 2 car detached carport, a large fenced dog run and mature trees. This home is priced to sell. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 0.72 acre lot
• 2 garage spots
• Built 1940

Property features AI

Exterior

• Parking: Detached carport; Two garage/carport spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Rear chain-link fence; Florida room

Interior

• Kitchen: Pantry; Formica countertops; Tile flooring; Painted cabinets; Free-standing gas range; Refrigerator included
• Bedrooms: Master bedroom on main level with his-and-hers closets, separate shower, shared bath, hardwood floors; Second bedroom on main level with private closet, separate shower, shared bath, hardwood floors
• Flooring: Hardwood floors in bedrooms, living room, and formal dining room; Tile floor in kitchen
• Bathrooms: One full bathroom on main level (total 1 full bath)
• Heating & cooling: Central heating; Central cooling; Heat pump serving the first level
• Interior features: Attic storage with pull-down access; Ceiling fans; Gas log fireplace (natural)
• Laundry & utility: Utility room on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $25 ($306/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (10.2% below list).
• Recommended offer: $126k (10.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#307 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Lee 01 (rural): math 10% / reading 23% proficiency, ranked #78 of 80 in SC (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dennis Elementary (math 12% / reading 12%, grade F, #572 of 597 statewide, top 97%, 393 students, 100% FRL); Lee Central Middle (math 2% / reading 17%, grade F, #223 of 229 statewide, top 97%, 358 students, 100% FRL); Lee Central High (math 12% / reading 52%, grade F, #187 of 196 statewide, top 96%, 450 students, 100% FRL) — zoned schools average 100% FRL vs 84% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 2 active listings in the ZIP; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($968 loan paydown + $4k appreciation (3.0% local appreciation)).
• Lee County population projected at -33% 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $125,694 (10.2% 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 10% 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. 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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $65,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 N Heyward St	0.27mi	3/1.0 (+1)	1,178 (-6%)	1mo	$10,100	$9	70
426 Albert St	0.37mi	3/1.0 (+1)	1,344 (+7%)	2mo	$70,000	$52	65

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: 8.2%
• Equity multiple: 1.47×
• Total profit: $18,506
• Equity at exit: $62,950

10-year hold

• IRR: 10.8%
• Equity multiple: 2.62×
• Total profit: $63,655
• Equity at exit: $97,014

Cash invested: $39,200 (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 29010-9999

• Active inventory: 2
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $25

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 93%

Sensitivity live

Price	-10% $122	-5% $74	+0% $25	+5% $-23	+10% $-71
Rent	-10% $-74	-5% $-24	+0% $25	+5% $75	+10% $125
Rate	-1.0pp $96	-0.5pp $61	base $25	+0.5pp $-11	+1.0pp $-48

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-22
   statusdays on market $140,000 Active 32 DOM
2. 2026-06-01
   statusdays on market $140,000 Pending 31 DOM
3. 2026-05-31
   days on market $140,000 Active - Contingent 30 DOM
4. 2026-05-30
   days on market $140,000 Active - Contingent 29 DOM
5. 2026-05-18
   historical Active - Contingent
6. 2026-05-01
   status Active
7. 2026-05-01
   status Pending
8. 2026-04-30
   listed $140,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,083
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$4,073
• Taxable loss: −$2,045
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $796/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 · 2 photos

Average 55/100 Moderate rehab

This 1940 all-brick bungalow on a double lot requires moderate repairs and maintenance, particularly to the exterior paint and landscaping. Fresh paint and landscaping improvements can significantly enhance its resale and rental value.

Repairs flagged

• Major exterior paint — Paint appears faded and uneven
• Minor landscaping — Some shrubs appear overgrown

Value-add opportunities

• Resale paint exterior — Fresh paint can significantly improve curb appeal and home value
• Rental trim landscaping — Well-maintained landscaping can attract tenants and increase rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Paint appears faded and uneven	Major	$15,000–50,000
landscaping · Some shrubs appear overgrown	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale paint exterior — Fresh paint can significantly improve curb appeal and home value ↑
• Rental trim landscaping — Well-maintained landscaping can attract tenants and increase rental 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: Lee 01
• NCES district ID: 4502670
• Math proficiency: 10% ▼ -8.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $28,700
• Composite: 12.93/100
• National rank: #9583
• State rank: #78 of 80 in SC

Livability — Bishopville

• Score: 55/100
• State rank: #307
• US rank: #23408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bishopville, SC

Population outlook (Lee County) Hauer SSP2

• Today (2025): 15,822 people
• By 2030: 14,703 · -7.1%
• By 2040: 12,434 · -21.4%
• By 2050: 10,603 · -33.0%
• By 2075: 8,103 · -48.8%
• By 2100: 6,932 · -56.2%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

4 events — show timeline

• 2026-05-18 Contingent — Consolidated MLS
• 2026-05-01 Relisted — Consolidated MLS
• 2026-05-01 Pending — Consolidated MLS
• 2026-04-30 Listed $140,000 Consolidated MLS