510 S 8th St · Hartsville, SC 29550

$59,500

3 bd · 1.0 ba · 984 sqft · Other public records · 59 Days on market

Built 1971 6,534 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 +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single story home is located on a corner lot. The home features 3 bedrooms and 1.5 bathrooms. Call your agent today for a showing.

Key facts

• 6,534 sq ft lot
• Built 1971
• Listed 58 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Frame construction; Shingle roof; Built as above-grade finished living area of 985
• Exterior features: Fenced yard; Corner lot

Interior

• Flooring: Wood; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Wood and hardwood flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($929 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#224 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hartsville Middle (math 23% / reading 31%, grade F, #153 of 229 statewide, top 68%, 921 students, 100% FRL); Hartsville High (math 42% / reading 80%, grade C+, #105 of 196 statewide, top 54%, 1,133 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 32% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Darlington 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 156 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 195 units permitted in Darlington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $411 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Darlington County population projected at -18% 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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 $24k; list at $60k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: major wind risk, 76% 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 $57,715 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.07%
• DSCR: 1.76
• GRM: 5.3

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $5,518
• Equity at exit: $8,872

10-year hold

• IRR: 17.7%
• Equity multiple: 2.47×
• Total profit: $24,509
• Equity at exit: $5,144

Cash invested: $16,660 (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 29550

• Home prices YoY: -22.3%
• Active inventory: 156
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $929 medium
• Mortgage (P&I): −$312
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $237

Break-even live

Break-even rent $629

Max offer price $59,500

Occupancy floor 69%

Sensitivity live

Price	-10% $271	-5% $254	+0% $237	+5% $220	+10% $203
Rent	-10% $164	-5% $200	+0% $237	+5% $274	+10% $310
Rate	-1.0pp $267	-0.5pp $252	base $237	+0.5pp $222	+1.0pp $206

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Howard St Hartsville, SC	3.0	1.0	1039	$900	$0.87	24d	1	0.28mi
236 Swift Creek Rd Hartsville, SC	1.0–2.0	1.0–1.5	764	$1,025	$1.34	24d	2	0.78mi

Listing history 26 events

1. 2026-06-19
   days on market $59,500 Active 59 DOM
2. 2026-06-18
   days on market $59,500 Active 58 DOM
3. 2026-06-17
   days on market $59,500 Active 57 DOM
4. 2026-06-16
   days on market $59,500 Active 56 DOM
5. 2026-06-15
   days on market $59,500 Active 55 DOM
6. 2026-06-14
   days on market $59,500 Active 53 DOM
7. 2026-06-13
   days on market $59,500 Active 52 DOM
8. 2026-06-10
   days on market $59,500 Active 50 DOM
9. 2026-06-09
   days on market $59,500 Active 49 DOM
10. 2026-06-08
    days on market $59,500 Active 48 DOM
11. 2026-06-07
    days on market $59,500 Active 47 DOM
12. 2026-06-05
    days on market $59,500 Active 44 DOM
13. 2026-06-03
    days on market $59,500 Active 43 DOM
14. 2026-06-02
    days on market $59,500 Active 42 DOM
15. 2026-06-01
    days on market $59,500 Active 41 DOM
16. 2026-05-31
    days on market $59,500 Active 40 DOM
17. 2026-05-30
    days on market $59,500 Active 39 DOM
18. 2026-04-20
    listed $59,500 Active
19. 2025-03-06
    soldstatus Closed 135-char remark

    Show marketing remark (135 chars)

    This single story home is located on a corner lot. The home features 3 bedrooms and 1.5 bathrooms. Call your agent today for a showing.

20. 2025-01-09
    price $47,500 135-char remark

    Show marketing remark (135 chars)

    This single story home is located on a corner lot. The home features 3 bedrooms and 1.5 bathrooms. Call your agent today for a showing.

21. 2024-12-09
    price $58,500 135-char remark

    Show marketing remark (135 chars)

    This single story home is located on a corner lot. The home features 3 bedrooms and 1.5 bathrooms. Call your agent today for a showing.

22. 2024-11-07
    price $64,900 135-char remark

    Show marketing remark (135 chars)

    This single story home is located on a corner lot. The home features 3 bedrooms and 1.5 bathrooms. Call your agent today for a showing.

23. 2024-10-08
    price $72,500 135-char remark

    Show marketing remark (135 chars)

    This single story home is located on a corner lot. The home features 3 bedrooms and 1.5 bathrooms. Call your agent today for a showing.

24. 2024-09-06
    price $79,900 135-char remark

    Show marketing remark (135 chars)

    This single story home is located on a corner lot. The home features 3 bedrooms and 1.5 bathrooms. Call your agent today for a showing.

25. 2024-08-06
    listed $84,900 Active 135-char remark

    Show marketing remark (135 chars)

    This single story home is located on a corner lot. The home features 3 bedrooms and 1.5 bathrooms. Call your agent today for a showing.

26. 2003-11-25
    soldstatus $24,500

ⓘ 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: $1,919 · $160/mo
• Projected year-2 tax: $1,919 · $160/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 76% 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: $11,145
• − Mortgage interest: −$3,333
• − Property taxes: −$1,919
• − Insurance: −$298
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$1,731
• Taxable income: $2,081
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $2,344/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: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 of 80 in SC

Livability — Hartsville

• Score: 60/100
• State rank: #224
• US rank: #18685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartsville, SC
• City population: 30,198
• Population (ZIP): 30,198

Population outlook (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 31% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 3% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.03%
• Current HPI: 219.996
• 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

+142.9% since first listed

9 events — show timeline

• 2026-04-20 Listed $59,500 RAGPD
• 2025-03-06 Sold (MLS) — RAGPD
• 2025-01-09 Price Changed $47,500 RAGPD
• 2024-12-09 Price Changed $58,500 RAGPD
• 2024-11-07 Price Changed $64,900 RAGPD
• 2024-10-08 Price Changed $72,500 RAGPD
• 2024-09-06 Price Changed $79,900 RAGPD
• 2024-08-06 Listed $84,900 RAGPD
• 2003-11-25 Sold (Public Records) $24,500 Public Records

Property tax history

+11.0%/yr

Latest (2025): $1,919 · +2.1% YoY. Source: county tax records.