521 Bond St · Georgetown, SC 29440

$170,000

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 22 Days on market

Built 2006 0.26 ac lot Est $227k · 25% under

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• 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

Beautiful 3-bedroom, 2 full bathroom home located in the heart of historic Georgetown! This property offers a great opportunity for homeowners and investors alike with its functional layout, spacious living areas, and strong potential for rental income or long-term appreciation. Conveniently situated near downtown Georgetown, residents can enjoy easy access to local dining, shopping, waterfront attractions, marinas, and the charm of the historic district. Just a short drive to area beaches, schools, and major highways, this home combines small-town coastal living with everyday convenience. Whether you’re looking for a primary residence, vacation getaway, or investment property, this i

Key facts

• Historic georgetown
• Local dining
• 0.26 acre lot

Tags

• HISTORIC GEORGETOWN
• LOCAL DINING
• WATERFRONT ATTRACTIONS
• SHORT DRIVE TO AREA BEACHES
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Other: For sale
• HOA & community: Association fee paid monthly

Exterior

• Parking: Driveway; 2 parking spaces (total)
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Electricity available; Cable available; Phone service available
• Home design: Resale property; Zoned residential; Rectangular, city lot
• Construction: Vinyl siding; Slab foundation
• Exterior features: Front porch; Fence; Outdoor storage

Interior

• Kitchen: Range; Stainless steel appliances; Solid surface countertops
• Bedrooms: Primary bedroom on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Window treatments; Main-level primary bedroom; Bedroom on main level; Tub with shower; Solid surface counters; Stainless steel appliances; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $284 ($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 $168k (1.0% below list).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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, schools F, crime 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.
• Market conditions: 409 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 22 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $102k; list at $170k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $226,632
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 Willowbank Rd	0.35mi	3/1.5	1,056 (-1%)	8mo	$345,000	$327	74
1510 Front St	0.45mi	3/1.0	1,142 (+7%)	6mo	$107,500	$94	58
514 Palm St	0.37mi	2/2.0 (-1)	1,184 (+11%)	9mo	$150,000	$127	52
401 N Merriman Rd	0.49mi	3/1.0	1,002 (-6%)	16mo	$46,350	$46	50
325 Orange St	0.45mi	2/2.0 (-1)	930 (-13%)	10mo	$315,000	$339	45
641 Willowbank Willowbank Rd	0.32mi	2/1.0 (-1)	1,200 (+13%)	16mo	$255,000	$213	42
105 S Kaminski St	0.52mi	3/2.0	1,204 (+13%)	22mo	$320,000	$266	35

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-9,504
• Equity at exit: $25,348

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $14,809
• Equity at exit: $14,698

Cash invested: $47,600 (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: 409
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$891
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $284

Break-even live

Break-even rent $1,324

Max offer price $170,000

Occupancy floor 78%

Sensitivity live

Price	-10% $380	-5% $332	+0% $284	+5% $236	+10% $188
Rent	-10% $151	-5% $218	+0% $284	+5% $351	+10% $417
Rate	-1.0pp $370	-0.5pp $327	base $284	+0.5pp $240	+1.0pp $195

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1028 Duke St Georgetown, SC	2.0	2.0	990	$1,750	$1.77	24d	1	0.29mi
1021 Duke St Unit A Georgetown, SC	2.0	1.0	950	$1,600	$1.68	24d	1	0.31mi
1625 Front St Unit C Georgetown, SC	2.0	1.0	900	$1,600	$1.78	15d	1	0.52mi
1004 Charlotte St Georgetown, SC	1.0–3.0	1.0–2.0	926	$1,905	$2.06	12d	4	0.88mi
2801 Church St Georgetown, SC	2.0–3.0	1.0–2.0	941	$1,596	$1.70	4d	6	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $170,000 Active 22 DOM
2. 2026-06-17
   days on market $170,000 Active 21 DOM
3. 2026-06-16
   days on market $170,000 Active 20 DOM
4. 2026-06-15
   days on market $170,000 Active 19 DOM
5. 2026-06-14
   days on market $170,000 Active 17 DOM
6. 2026-06-10
   days on market $170,000 Active 14 DOM
7. 2026-06-09
   days on market $170,000 Active 13 DOM
8. 2026-06-08
   days on market $170,000 Active 12 DOM
9. 2026-06-07
   days on market $170,000 Active 11 DOM
10. 2026-06-03
    days on market $170,000 Active 7 DOM
11. 2026-06-02
    days on market $170,000 Active 6 DOM
12. 2026-06-01
    days on market $170,000 Active 5 DOM
13. 2026-05-31
    days on market $170,000 Active 4 DOM
14. 2026-05-30
    days on market $170,000 Active 3 DOM
15. 2026-05-27
    listed $170,000 Active
16. 2006-06-30
    soldstatus $101,800
17. 2006-04-10
    soldstatus $11,000
18. 2005-09-29
    soldstatus $7,500

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,005 · $84/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 5/10 Major FEMA zone X (unshaded) · 38% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 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: $20,206
• − Mortgage interest: −$9,523
• − Property taxes: −$1,005
• − Insurance: −$850
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$4,945
• Taxable income: $650
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $3,254/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

+2166.7% since first listed

4 events — show timeline

• 2026-05-27 Listed $170,000 CCAR
• 2006-06-30 Sold (Public Records) $101,800 Public Records
• 2006-04-10 Sold (Public Records) $11,000 Public Records
• 2005-09-29 Sold (Public Records) $7,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,005 · +9.2% YoY. Source: county tax records.