1923 Homelight Rd · Dillon, SC 29536

$33,000

3 bd · 1.0 ba · 1,200 sqft · Other · 15 Days on market

Built 1970 6,970 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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL!!! INSTANT EQUITY POTENTIAL!!! Dillon, South Carolina Priced to move! Looking for your next flip? This solid brick cinder block home is built like a tank. It needs renovations being sold strictly as-is, but the structurally sound masonry gives you the ultimate blank canvas to maximize your ARV. Bring your contractor and your creative vision—the footprint is ready for a complete modern reimagining, schedule a walk-through today! Buyer to confirm all dimensions.

Key facts

• 6,970 sq ft lot
• Built 1970
• Listed 14 days

Property features AI

Finance

• Other: Located in the COUNTY subdivision
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Shingle roof; About 1,200 finished above-grade
• Exterior features: Corner lot

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling:
• Interior features: Porch
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $33k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Recommended offer: $33k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#163 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, crime F, amenities F.
• Dillon 04 (town): math 14% / reading 27% proficiency, ranked #72 of 80 in SC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dillon Middle (math 10% / reading 22%, grade F, #196 of 229 statewide, top 87%, 666 students, 100% FRL); Dillon High (math 12% / reading 67%, grade F, #180 of 196 statewide, top 93%, 869 students, 100% FRL) — zoned schools average 100% FRL vs 83% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 active listings in the ZIP; 41 units permitted in Dillon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $228 of loan paydown is wiped out by about $990 of value loss. Plan a longer hold.
• Dillon County population projected at -25% 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Recommended offer $32,505 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.24% ✓
• Cap rate: 28.09%
• Cash-on-cash: 77.86%
• DSCR: 4.46
• GRM: 2.6

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: 77.9%
• Equity multiple: 4.56×
• Total profit: $32,860
• Equity at exit: $4,920

10-year hold

• IRR: 81.5%
• Equity multiple: 9.43×
• Total profit: $77,885
• Equity at exit: $2,853

Cash invested: $9,240 (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 29536

• Home prices YoY: -33.9%
• Active inventory: 78
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$173
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $599

Break-even live

Break-even rent $309

Max offer price $33,000

Occupancy floor 39%

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $33,000 Active 15 DOM
2. 2026-06-17
   days on market $33,000 Active 14 DOM
3. 2026-06-16
   days on market $33,000 Active 13 DOM
4. 2026-06-15
   days on market $33,000 Active 12 DOM
5. 2026-06-13
   days on market $33,000 Active 10 DOM
6. 2026-06-12
   days on market $33,000 Active 9 DOM
7. 2026-06-09
   days on market $33,000 Active 6 DOM
8. 2026-06-08
   days on market $33,000 Active 5 DOM
9. 2026-06-08
   days on market $33,000 Active 4 DOM
10. 2026-06-07
    remarks 482-char remark
11. 2026-06-07
    listed $33,000 Active 3 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: $692 · $58/mo
• Projected year-2 tax: $692 · $58/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,819
• − Mortgage interest: −$1,849
• − Property taxes: −$692
• − Insurance: −$165
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$960
• Taxable income: $7,103
• Est. tax owed @ 24.0%: −$1,705
• After-tax cash flow: $5,489/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: Dillon 04
• NCES district ID: 4501920
• Math proficiency: 14% ▼ -15.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $27,820
• Composite: 16.16/100
• National rank: #9230
• State rank: #72 of 80 in SC

Livability — Dillon

• Score: 63/100
• State rank: #163
• US rank: #14995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,825
• Population (ZIP): 15,825

Population outlook (Dillon County) Hauer SSP2

• Today (2025): 29,087 people
• By 2030: 27,713 · -4.7%
• By 2040: 24,772 · -14.8%
• By 2050: 21,836 · -24.9%
• By 2075: 15,165 · -47.9%
• By 2100: 9,849 · -66.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 54% White 36% Two or more races 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Dillon

• 2024 margin: R (+10.8) · D 44.2% · R 55.0%
• 2008→2024 swing: -22.3pp toward R · 2008: 11.4pp · 2024: -10.8pp
• All cycles: 2024: R+10.8 2020: R+1.1 2016: D+1.7 2012: D+16.3 2008: D+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.08%
• Current HPI: 89.7124
• 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

• 2026-06-04 Listed $33,000 RAGPD

Property tax history

+2.2%/yr

Latest (2025): $692 · +2.6% YoY. Source: county tax records.