110 Love Ln · Edisto, SC 29115

$82,500

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 1 Days on market

Built 1952 1.96 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor Special in Orangeburg!Conveniently located near local amenities, this 4-bedroom, 2-bath home offers 1,404 sq ft of living space and is an excellent candidate for a full renovation. The property is in distressed condition and will require repairs and updates throughout, making it ideal for investors seeking a value-add project. The seller has requested no interior house showings until a contract is in place. The home features a crawl/raised foundation providing a solid structural starting point for redevelopment. Significant improvements will be needed to bring the property to full functionality and current market standards. AI generated pictures of the home and gazebo with renovati

Key facts

• 1.96 acre lot
• 2 parking spots
• Built 1952

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Private well water; Septic sewer system
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Wood exterior

Interior

• Kitchen: Kitchen located on the main level
• Bedrooms: Master bedroom on the main level with ceiling fan and vinyl/other flooring; Bedroom 2 on the main level with ceiling fan and vinyl/other flooring; Bedroom 3 on the main level with ceiling fan and hardwood flooring; Bedroom 4 on the main level with ceiling fan and hardwood flooring
• Flooring: Vinyl and other flooring in living areas, master bedroom, bedroom 2, formal dining; Hardwood flooring in bedrooms 3 and 4
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heat pump (first level); Window air conditioning units
• Interior features: Ceiling fans in multiple rooms; Living room with vinyl and other flooring; Formal dining room with vinyl and other flooring; All main living areas located on the main level
• Laundry & utility: Main-level utility room for laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).

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: schools C-, amenities F, commute F.
• 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 $570 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $26k; list at $82k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,500

Questions for the listing agent

1. Built in 1952 — 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: 1.66% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.44%
• DSCR: 2.18
• GRM: 5.0

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: 20.3%
• Equity multiple: 1.83×
• Total profit: $19,066
• Equity at exit: $12,301

10-year hold

• IRR: 28.5%
• Equity multiple: 3.53×
• Total profit: $58,424
• Equity at exit: $7,133

Cash invested: $23,100 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$433
• Tax est. 1.5%: −$103 /mo · $1,238/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $509

Break-even live

Break-even rent $722

Max offer price $82,500

Occupancy floor 58%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on marketlisting id $82,500 Active 1 DOM
2. 2026-06-18
   days on market $82,500 Active 28 DOM
3. 2026-06-17
   days on market $82,500 Active 27 DOM
4. 2026-06-16
   days on market $82,500 Active 26 DOM
5. 2026-06-15
   days on market $82,500 Active 25 DOM
6. 2026-06-14
   days on market $82,500 Active 23 DOM
7. 2026-06-12
   days on market $82,500 Active 22 DOM
8. 2026-06-09
   days on market $82,500 Active 19 DOM
9. 2026-06-08
   days on market $82,500 Active 18 DOM
10. 2026-06-07
    days on market $82,500 Active 17 DOM
11. 2026-06-07
    days on market $82,500 Active 16 DOM
12. 2026-06-04
    pricedays on market $82,500 Active 13 DOM
13. 2026-06-02
    days on market $90,000 Active 12 DOM
14. 2026-06-01
    days on market $90,000 Active 11 DOM
15. 2026-05-31
    days on market $90,000 Active 10 DOM
16. 2026-05-31
    days on market $90,000 Active 9 DOM

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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: $16,391
• − Mortgage interest: −$4,621
• − Property taxes: −$1,238
• − Insurance: −$412
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,400
• Taxable income: $5,097
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $4,884/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

• 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

+211.3% since first listed

4 events — show timeline

• 2026-06-18 Listed $82,500 Consolidated MLS
• 2026-06-04 Price Changed $82,500 Consolidated MLS
• 2026-05-21 Listed $90,000 Consolidated MLS
• 1986-10-01 Sold (Public Records) $26,500 Public Records