117 Roache Ct · Wilkinson Heights, SC 29115

$74,900

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 23 Days on market

Built 1950 9,147 sqft lot Est $95k · 21% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 117 Roache Court! This charming 2 Bedroom 1 Bathroom bungalow is the perfect place to call home! Completely renovated prior to being rented! Roof replaced in 2024 along with a new split Heating/AC system, all new flooring throughout, bathroom completely renovated, new windows installed, electrical & plumbing completely redone, and new appliances added! Conveniently located on a private road for added privacy, close to restaurants, shopping, county fairground, and so much more! Area in the process of being redeveloped! Schedule your private showing today!

Key facts

• Private road
• Updated flooring
• 9,147 sq ft lot

Tags

• UPDATED FLOORING
• PRIVATE ROAD

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Construction: Slab foundation
• Exterior features: Block exterior finish; Dirt road access; 0.21-acre lot

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: One full bathroom
• Interior features: One fireplace; Central heating and central cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#319 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment F.
• Zoned schools: Mellichamp Elementary (math 34%, 204 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• 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 $518 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.33% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.32%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $94,864
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Roache Ct	0.02mi	2/1.0	616 (0%)	22mo	$95,000	$154	80

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $7,133
• Equity at exit: $11,168

10-year hold

• IRR: 17.9%
• Equity multiple: 2.48×
• Total profit: $31,007
• Equity at exit: $6,476

Cash invested: $20,972 (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: 6.3×

Monthly cashflow live

• Estimated rent: $994 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $303

Break-even live

Break-even rent $611

Max offer price $74,900

Occupancy floor 65%

Sensitivity live

Price	-10% $345	-5% $324	+0% $303	+5% $281	+10% $260
Rent	-10% $224	-5% $263	+0% $303	+5% $342	+10% $381
Rate	-1.0pp $340	-0.5pp $322	base $303	+0.5pp $283	+1.0pp $264

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $74,900 Active 23 DOM
2. 2026-06-18
   price $74,900 Active 22 DOM
3. 2026-06-18
   days on market $79,900 Active 22 DOM
4. 2026-06-17
   days on market $79,900 Active 21 DOM
5. 2026-06-16
   days on market $79,900 Active 20 DOM
6. 2026-06-15
   days on market $79,900 Active 19 DOM
7. 2026-06-14
   days on market $79,900 Active 17 DOM
8. 2026-06-12
   days on market $79,900 Active 16 DOM
9. 2026-06-09
   days on market $79,900 Active 13 DOM
10. 2026-06-08
    days on market $79,900 Active 12 DOM
11. 2026-06-07
    days on market $79,900 Active 11 DOM
12. 2026-06-07
    days on market $79,900 Active 10 DOM
13. 2026-06-04
    days on market $79,900 Active 7 DOM
14. 2026-06-02
    pricedays on market $79,900 Active 6 DOM
15. 2026-06-01
    days on market $88,900 Active 5 DOM
16. 2026-05-31
    days on market $88,900 Active 4 DOM
17. 2026-05-31
    days on market $88,900 Active 3 DOM
18. 2026-05-26
    listed $88,900 Active
19. 2025-07-07
    soldstatus $95,000
20. 2025-05-23
    soldstatus $95,000 Closed 575-char remark

    Show marketing remark (575 chars)

    Welcome to 117 Roache Court! This charming 2 Bedroom 1 Bathroom bungalow is the perfect place to call home! Completely renovated prior to being rented! Roof replaced in 2024 along with a new split Heating/AC system, all new flooring throughout, bathroom completely renovated, new windows installed, electrical & plumbing completely redone, and new appliances added! Conveniently located on a private road for added privacy, close to restaurants, shopping, county fairground, and so much more! Area in the process of being redeveloped! Schedule your private showing today!

21. 2025-04-27
    historical Active Under Contract 575-char remark

    Show marketing remark (575 chars)

    Welcome to 117 Roache Court! This charming 2 Bedroom 1 Bathroom bungalow is the perfect place to call home! Completely renovated prior to being rented! Roof replaced in 2024 along with a new split Heating/AC system, all new flooring throughout, bathroom completely renovated, new windows installed, electrical & plumbing completely redone, and new appliances added! Conveniently located on a private road for added privacy, close to restaurants, shopping, county fairground, and so much more! Area in the process of being redeveloped! Schedule your private showing today!

22. 2025-04-11
    status Active 575-char remark

    Show marketing remark (575 chars)

    Welcome to 117 Roache Court! This charming 2 Bedroom 1 Bathroom bungalow is the perfect place to call home! Completely renovated prior to being rented! Roof replaced in 2024 along with a new split Heating/AC system, all new flooring throughout, bathroom completely renovated, new windows installed, electrical & plumbing completely redone, and new appliances added! Conveniently located on a private road for added privacy, close to restaurants, shopping, county fairground, and so much more! Area in the process of being redeveloped! Schedule your private showing today!

23. 2025-04-10
    historical 575-char remark

    Show marketing remark (575 chars)

    Welcome to 117 Roache Court! This charming 2 Bedroom 1 Bathroom bungalow is the perfect place to call home! Completely renovated prior to being rented! Roof replaced in 2024 along with a new split Heating/AC system, all new flooring throughout, bathroom completely renovated, new windows installed, electrical & plumbing completely redone, and new appliances added! Conveniently located on a private road for added privacy, close to restaurants, shopping, county fairground, and so much more! Area in the process of being redeveloped! Schedule your private showing today!

24. 2025-03-10
    status Active 575-char remark

    Show marketing remark (575 chars)

    Welcome to 117 Roache Court! This charming 2 Bedroom 1 Bathroom bungalow is the perfect place to call home! Completely renovated prior to being rented! Roof replaced in 2024 along with a new split Heating/AC system, all new flooring throughout, bathroom completely renovated, new windows installed, electrical & plumbing completely redone, and new appliances added! Conveniently located on a private road for added privacy, close to restaurants, shopping, county fairground, and so much more! Area in the process of being redeveloped! Schedule your private showing today!

25. 2025-03-10
    historical 575-char remark

    Show marketing remark (575 chars)

    Welcome to 117 Roache Court! This charming 2 Bedroom 1 Bathroom bungalow is the perfect place to call home! Completely renovated prior to being rented! Roof replaced in 2024 along with a new split Heating/AC system, all new flooring throughout, bathroom completely renovated, new windows installed, electrical & plumbing completely redone, and new appliances added! Conveniently located on a private road for added privacy, close to restaurants, shopping, county fairground, and so much more! Area in the process of being redeveloped! Schedule your private showing today!

26. 2025-02-19
    price $99,000 575-char remark

    Show marketing remark (575 chars)

    Welcome to 117 Roache Court! This charming 2 Bedroom 1 Bathroom bungalow is the perfect place to call home! Completely renovated prior to being rented! Roof replaced in 2024 along with a new split Heating/AC system, all new flooring throughout, bathroom completely renovated, new windows installed, electrical & plumbing completely redone, and new appliances added! Conveniently located on a private road for added privacy, close to restaurants, shopping, county fairground, and so much more! Area in the process of being redeveloped! Schedule your private showing today!

27. 2025-01-10
    status Active 575-char remark

    Show marketing remark (575 chars)

    Welcome to 117 Roache Court! This charming 2 Bedroom 1 Bathroom bungalow is the perfect place to call home! Completely renovated prior to being rented! Roof replaced in 2024 along with a new split Heating/AC system, all new flooring throughout, bathroom completely renovated, new windows installed, electrical & plumbing completely redone, and new appliances added! Conveniently located on a private road for added privacy, close to restaurants, shopping, county fairground, and so much more! Area in the process of being redeveloped! Schedule your private showing today!

28. 2024-12-04
    listed $105,000 Active 575-char remark

    Show marketing remark (575 chars)

    Welcome to 117 Roache Court! This charming 2 Bedroom 1 Bathroom bungalow is the perfect place to call home! Completely renovated prior to being rented! Roof replaced in 2024 along with a new split Heating/AC system, all new flooring throughout, bathroom completely renovated, new windows installed, electrical & plumbing completely redone, and new appliances added! Conveniently located on a private road for added privacy, close to restaurants, shopping, county fairground, and so much more! Area in the process of being redeveloped! Schedule your private showing today!

29. 1985-03-01
    soldstatus $12,000

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $707 · $59/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 7/10 Severe 7 d/yr ≥108°F today · 17 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: $11,933
• − Mortgage interest: −$4,196
• − Property taxes: −$707
• − Insurance: −$374
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,179
• Taxable income: $2,567
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $3,016/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 — Wilkinson Heights

• Score: 54/100
• State rank: #319
• US rank: #23798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilkinson Heights, SC
• City population: 27,179
• 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

+640.8% since first listed

12 events — show timeline

• 2026-05-26 Listed $88,900 Consolidated MLS
• 2025-07-07 Sold (Public Records) $95,000 Public Records
• 2025-05-23 Sold (MLS) $95,000 Charleston Trident MLS
• 2025-04-27 Contingent — Charleston Trident MLS
• 2025-04-11 Relisted — Charleston Trident MLS
• 2025-04-10 Listing Removed — Charleston Trident MLS
• 2025-03-10 Relisted — Charleston Trident MLS
• 2025-03-10 Listing Removed — Charleston Trident MLS
• 2025-02-19 Price Changed $99,000 Charleston Trident MLS
• 2025-01-10 Relisted — Charleston Trident MLS
• 2024-12-04 Listed $105,000 Charleston Trident MLS
• 1985-03-01 Sold (Public Records) $12,000 Public Records

Property tax history

+3.1%/yr

Latest (2024): $707 · +20.0% YoY. Source: county tax records.