1107 Sandalwood · Batesburg-Leesville, SC 29070

$189,900

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 65 Days on market

Built 1984 1.02 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 +13.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Lake Murray Living!!! Deeded Lake Access!!! NOA HOA!!!Charming opportunity in Leesville! Located at 1107 Sandalwood Dr, this beautifully updated 2-bedroom, 2-bath home offers comfort, convenience, and plenty of potential. Nestled in a quiet setting, you’ll enjoy peaceful living with the added bonus of deeded access to the lake—perfect for relaxing, fishing, or spending time on the water. Step inside to find luxury vinyl plank flooring throughout, complemented by fresh paint that gives the home a clean, modern feel. The renovated bathrooms add a stylish touch, making this home truly move-in ready. Cozy up by the real wood-burning fireplace, adding warmth and character to the main

Key facts

• Massive carport
• Renovated bathrooms
• Deeded lake access

Tags

• DEEDED LAKE ACCESS
• LUXURY VINYL PLANK FLOORING
• RENOVATED BATHROOMS
• REAL WOOD-BURNING FIREPLACE
• MASSIVE CARPORT

Property features AI

Exterior

• Parking: Detached carport
• Utilities: Well water; Septic sewer
• Home design: Single-family property; Main-level living spaces (bedrooms and key rooms on main level)
• Construction: Aluminum exterior finish; Crawlspace foundation
• Exterior features: Front uncovered porch; Back uncovered porch; Cable TV available; Built-in shelving/features

Interior

• Kitchen: Wood natural cabinets; Formica countertops; Eat-in kitchen; Luxury vinyl plank flooring
• Bedrooms: Master bedroom on main level with private bath, ceiling fan, walk-in closet and luxury vinyl plank flooring; Second bedroom on main level with private closet and luxury vinyl plank flooring
• Flooring: Luxury vinyl plank flooring throughout main living areas and bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Electric heating with heat pump on the first level
• Interior features: Ceiling fans throughout; Smoke detector; Wood-burning fireplace with one total fireplace; Free-standing range; Electric water heater; Recessed lighting
• Laundry & utility: Laundry on main level in heated space; Electric laundry connections

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $13 ($155/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 $155k (18.5% below list).
• Recommended offer: $155k (18.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Saluda 01 (rural): math 38% / reading 37% proficiency, ranked #37 of 80 in SC (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hollywood Elementary (math 60% / reading 46%, grade C, #138 of 597 statewide, top 24%, 421 students, 100% FRL); Saluda High (math 32% / reading 62%, grade D-, #158 of 196 statewide, top 82%, 652 students, 80% FRL) — zoned schools average 90% FRL vs 67% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 38% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Saluda 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 167 active listings in the ZIP; 52 units permitted in Saluda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 65 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $190k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $154,694 (18.5% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.96×
• Total profit: $104,208
• Equity at exit: $171,077

10-year hold

• IRR: 21.7%
• Equity multiple: 6.76×
• Total profit: $306,149
• Equity at exit: $368,934

Cash invested: $53,172 (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 29070

• Home prices YoY: 3.2%
• Active inventory: 167
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,547 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$134 /mo · $1,610/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $13

Break-even live

Break-even rent $1,531

Max offer price $189,900

Occupancy floor 94%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $189,900 Active 65 DOM
2. 2026-06-18
   days on market $189,900 Active 64 DOM
3. 2026-06-17
   days on market $189,900 Active 63 DOM
4. 2026-06-16
   days on market $189,900 Active 62 DOM
5. 2026-06-15
   days on market $189,900 Active 61 DOM
6. 2026-06-14
   days on market $189,900 Active 59 DOM
7. 2026-06-12
   days on market $189,900 Active 58 DOM
8. 2026-06-09
   days on market $189,900 Active 55 DOM
9. 2026-06-08
   days on market $189,900 Active 54 DOM
10. 2026-06-07
    days on market $189,900 Active 53 DOM
11. 2026-06-07
    days on market $189,900 Active 52 DOM
12. 2026-06-04
    days on market $189,900 Active 49 DOM
13. 2026-06-02
    days on market $189,900 Active 48 DOM
14. 2026-06-01
    days on market $189,900 Active 47 DOM
15. 2026-05-31
    days on market $189,900 Active 46 DOM
16. 2026-05-31
    days on market $189,900 Active 45 DOM
17. 2026-04-28
    price $199,900
18. 2026-04-15
    listed $209,900 Active
19. 2024-08-15
    soldstatus $100,000

ⓘ 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: $1,610 · $134/mo
• Projected year-2 tax: $1,610 · $134/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 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $18,563
• − Mortgage interest: −$10,637
• − Property taxes: −$1,610
• − Insurance: −$950
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$5,524
• Taxable loss: −$3,128
• Est. tax savings @ 24.0%: +$751
• After-tax cash flow: $906/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: Saluda 01
• NCES district ID: 4503460
• Math proficiency: 38% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $40,550
• Composite: 31.53/100
• National rank: #5963
• State rank: #37 of 80 in SC

Livability — Batesburg-Leesville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 15,528

Population outlook (Saluda County) Hauer SSP2

• Today (2025): 20,730 people
• By 2030: 20,822 · +0.4%
• By 2040: 20,759 · +0.1%
• By 2050: 20,369 · -1.7%
• By 2075: 19,208 · -7.3%
• By 2100: 18,173 · -12.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 12% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Saluda

• 2024 margin: Solid R (+44.4) · D 27.2% · R 71.6% · Other 1.2%
• 2008→2024 swing: -22.6pp toward R · 2008: -21.7pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+35.0 2016: R+31.7 2012: R+21.1 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.72%
• Current HPI: 439.77
• 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

+99.9% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $199,900 Consolidated MLS
• 2026-04-15 Listed $209,900 Consolidated MLS
• 2024-08-15 Sold (Public Records) $100,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $1,610 · +164.8% YoY. Source: county tax records.