2704 Rion St · Georgetown, SC 29440

$175,000

3 bd · 1.0 ba · 1,468 sqft · SingleFamily public records · 165 Days on market

Built 1959 0.42 ac lot Est $294k · 40% under ↓ 7% since listing

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Why this score? — see what drove the C 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2704 Rion Street is a single-level home with strong upside, located in Maryville on a large lot with no HOA. The property offers 3 bedrooms, 1 full bath, and 1 half bath, with 1,468 heated square feet and a functional layout. A garage and separate carport provide practical parking and storage, adding everyday utility and resale value. The home presents a clear remodel or value-add opportunity, well suited for investors or buyers looking to renovate and customize. The location supports long-term demand, with close proximity to a boat landing and water access, nearby dining and shopping, a county airport, and easy access to the main route to Charleston. The combination of lot size, lack of re

Key facts

• Large lot
• Remodel opportunity
• Functional layout

Tags

• LARGE LOT
• NO HOA
• FUNCTIONAL LAYOUT
• PRACTICAL PARKING
• SEPARATE CARPORT
• REMODEL OPPORTUNITY

Property features AI

Finance

• Other: Property is for sale; Resale condition
• HOA & community: Association fee billed monthly

Exterior

• Parking: Attached garage (1-car); Additional parking for a total of 4 spaces
• Utilities: Electricity available; Public water; Sewer available
• Home design: Single-story home; Brick veneer exterior; Crawlspace foundation; Zoned residential; Corner city lot, rectangular shape
• Construction: Brick veneer construction; Crawlspace foundation
• Exterior features: Front porch; Screened porch; Porch; Exterior storage

Interior

• Kitchen: Range; Range hood; Dishwasher; Disposal; Refrigerator; Kitchen exhaust fan
• Bedrooms: Primary and additional bedrooms on the main level; Bedroom 1 approximately 13 x 14 (main level); Bedroom 2 approximately 10.8 x 11 (main level); Additional bedroom/other spaces (one listed as bedroom on main level)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans throughout; Main level primary bedroom; Tub/shower; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/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 $164k (6.5% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.7% in Georgetown — 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 65/100 on livability (#141 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, crime F, commute F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maryville Elementary (math 27% / reading 22%, grade F, #452 of 597 statewide, top 78%, 445 students, 100% FRL); Georgetown Middle (math 15% / reading 23%, grade F, #185 of 229 statewide, top 81%, 712 students, 100% FRL); Georgetown High (math 27% / reading 75%, grade D+, #148 of 196 statewide, top 76%, 940 students, 77% FRL) — zoned schools average 92% FRL vs 59% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 412 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $40k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 1959 — 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. 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?
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: 0.93% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $293,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1029 St. Martin St	0.61mi	3/2.0	1,478 (+1%)	5mo	$295,000	$200	62
1009 St. Martin St	0.68mi	3/2.0	1,475 (+0%)	3mo	$291,000	$197	61
425 Grain Field Dr	0.40mi	3/2.0	1,616 (+10%)	3mo	$356,250	$220	58
3003 Waterfall Way	0.62mi	4/2.0 (+1)	1,500 (+2%)	3mo	$296,000	$197	56
1047 St. Martin St	0.51mi	3/2.0	1,618 (+10%)	1mo	$323,840	$200	54
428 Maryville Daisy St	0.50mi	3/2.0	1,330 (-9%)	4mo	$274,000	$206	53
705 Fogel St	0.48mi	3/1.0	1,258 (-14%)	2mo	$207,500	$165	52
1025 St. Martin St	0.63mi	3/2.0	1,618 (+10%)	1mo	$325,397	$201	48
2313 Lot B Laural Oak Plan Withers St	0.59mi	3/2.0	1,595 (+9%)	8mo	$335,000	$210	47
1023 St. Martin St	0.64mi	3/2.0	1,618 (+10%)	2mo	$308,000	$190	47
2315 Lot C Abaco Plan Withers St	0.57mi	3/2.0	1,660 (+13%)	2mo	$324,990	$196	46
1027 St. Martin St	0.62mi	3/2.0	1,249 (-15%)	2mo	$278,990	$223	40

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-13,080
• Equity at exit: $26,093

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $8,083
• Equity at exit: $15,131

Cash invested: $49,000 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 412
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $241

Break-even live

Break-even rent $1,331

Max offer price $175,000

Occupancy floor 80%

Sensitivity live

Price	-10% $340	-5% $291	+0% $241	+5% $191	+10% $142
Rent	-10% $112	-5% $176	+0% $241	+5% $306	+10% $370
Rate	-1.0pp $329	-0.5pp $286	base $241	+0.5pp $196	+1.0pp $150

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 Cedar St Georgetown, SC	3.0	2.0	1176	$1,800	$1.53	25d	1	0.20mi
2307 S Fraser St Georgetown, SC	2.0	2.0	900	$1,000	$1.11	21d	2	0.59mi

Listing history 23 events

1. 2026-06-22
   days on market $175,000 Active 165 DOM
2. 2026-06-18
   days on market $175,000 Active 162 DOM
3. 2026-06-17
   days on market $175,000 Active 161 DOM
4. 2026-06-16
   days on market $175,000 Active 160 DOM
5. 2026-06-15
   days on market $175,000 Active 159 DOM
6. 2026-06-14
   pricestatusdays on market $175,000 Active 157 DOM
7. 2026-06-07
   statusdays on market $199,500 Pending 154 DOM
8. 2026-06-03
   days on market $199,500 Active Under Contract 152 DOM
9. 2026-06-02
   days on market $199,500 Active Under Contract 151 DOM
10. 2026-06-01
    days on market $199,500 Active Under Contract 150 DOM
11. 2026-05-31
    days on market $199,500 Active Under Contract 149 DOM
12. 2026-05-30
    days on market $199,500 Active Under Contract 148 DOM
13. 2026-05-01
    status Active Under Contract
14. 2026-04-30
    historical
15. 2026-04-24
    historical Active Under Contract
16. 2026-04-14
    status Active
17. 2026-03-13
    historical Active Under Contract
18. 2026-02-18
    status Active
19. 2026-02-10
    historical Active Under Contract
20. 2026-02-02
    price $199,500
21. 2026-01-28
    status Active
22. 2026-01-21
    historical Active Under Contract
23. 2026-01-01
    listed $215,000 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: $730 · $61/mo
• Projected year-2 tax: $998 · $83/mo
• Expected delta: +$267/yr (+$22/mo · 36.6%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,633
• − Mortgage interest: −$9,803
• − Property taxes: −$730
• − Insurance: −$875
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$5,091
• Taxable loss: −$7
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $2,894/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Georgetown

• Score: 65/100
• State rank: #141
• US rank: #13446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, SC
• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• 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

-7.2% since first listed

11 events — show timeline

• 2026-05-01 Relisted — CCAR
• 2026-04-30 Listing Removed — CCAR
• 2026-04-24 Contingent — CCAR
• 2026-04-14 Relisted — CCAR
• 2026-03-13 Contingent — CCAR
• 2026-02-18 Relisted — CCAR
• 2026-02-10 Contingent — CCAR
• 2026-02-02 Price Changed $199,500 CCAR
• 2026-01-28 Relisted — CCAR
• 2026-01-21 Contingent — CCAR
• 2026-01-01 Listed $215,000 CCAR

Property tax history

+5.3%/yr

Latest (2025): $730 · +20.0% YoY. Source: county tax records.