Poplar Plan · Santee, SC 29142

$178,990

3 bd · 2.5 ba · 1,442 sqft · Townhouse · 411 Days on market

Good condition

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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 +14.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to Chapel Branch by Ryan Homes, an easy first step to homeownership with modern homes and peace of mind built in. From the upper $100s. The Poplar townhome blends sensibility and style. Enter the welcoming foyer from the covered porch or through the garage. It's the perfect location for a family zone. The wide-open great room flows seamlessly into the gourmet kitchen and light-filled dining area, with an optional island providing extra storage and counter space. Upstairs, find two generous secondary bedrooms and a full bath; continue past the second-floor laundry toward the luxurious master suite. This private retreat includes a dual vanity bath and enormous walk-in closet.

Key facts

• Covered porch
• Extra storage
• Gourmet kitchen

Tags

• LOW-MAINTENANCE TOWNHOME
• COVERED PORCH
• GOURMET KITCHEN
• LIGHT-FILLED DINING AREA
• EXTRA STORAGE
• DUAL VANITY BATH

🏗️ New construction. The $178,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $244,863.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $71 ($848/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 5.0% in Santee — 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 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Market conditions: 183 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).
• At $2,232/mo this rent would consume 53% of the median local household income ($51k/yr) (locally 31% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.5% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 411 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $157,511 (12.0% below list)

Questions for the listing agent

1. It's been on market 411 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.91% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $244,863
• List price: $178,990
• Delta: -26.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Picard Loop	0.01mi	3/2.5	1,442 (0%)	12mo	$229,990	$159	90
111 Picard Loop	0.01mi	3/2.5	1,442 (0%)	14mo	$229,990	$159	87
102 Tancaw Pl	0.10mi	3/2.5	1,442 (0%)	10mo	$219,990	$153	87
109 Picard Loop	0.02mi	3/2.5	1,442 (0%)	17mo	$227,990	$158	85
108 Tancaw Pl	0.12mi	3/2.5	1,442 (0%)	15mo	$230,990	$160	82
338 Picard Loop	0.06mi	3/2.5	1,634 (+13%)	7mo	$246,000	$151	69
294 Picard Loop	0.10mi	3/2.5	1,634 (+13%)	20mo	$247,990	$152	56
300 Picard Loop	0.12mi	3/2.5	1,634 (+13%)	20mo	$247,990	$152	56
290 Picard Loop	0.11mi	3/2.5	1,634 (+13%)	21mo	$247,990	$152	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.59×
• Total profit: $40,225
• Equity at exit: $116,687

10-year hold

• IRR: 12.1%
• Equity multiple: 2.89×
• Total profit: $129,452
• Equity at exit: $185,127

Cash invested: $68,562 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 8 under contract
• Months of supply: 63.0 mo (2%/mo absorbed)
• Median asking: $269,000 ($178/sqft)
• Median days on market: 326 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -4.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29142

• Home prices YoY: 1.8%
• Active inventory: 183
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,232 high
• Mortgage (P&I): −$1,284
• Tax est. 1.5%: −$306 /mo · $3,673/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $71

Break-even live

Break-even rent $2,142

Max offer price $244,863

Occupancy floor 92%

Sensitivity live

Price	-10% $240	-5% $155	+0% $71	+5% $-14	+10% $-99
Rent	-10% $-106	-5% $-17	+0% $71	+5% $159	+10% $247
Rate	-1.0pp $194	-0.5pp $133	base $71	+0.5pp $7	+1.0pp $-57

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: $61,216
• Closing costs: $7,346
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Oxbow Dr Santee, SC	3.0	2.5	1658	$2,300	$1.39	0d	1	0.05mi
132 Congaree CT Santee, SC	4.0	2.0	1482	$2,195	$1.48	0d	1	0.15mi
709 Striped Bass Ct Santee, SC	4.0	2.0	1482	$2,500	$1.69	78d	1	0.16mi
708 Striped Bass Ct Santee, SC	4.0	2.0	1782	$2,500	$1.40	0d	1	0.18mi
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	0d	1	0.31mi
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	62d	1	0.31mi
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	119d	1	0.31mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	119d	1	0.90mi
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,495	$1.92	6d	1	1.02mi
195 Ballard Ln Santee, SC	2.0	2.0	1298	$1,800	$1.39	0d	1	1.08mi
716 Sinker LN Santee, SC	2.0	2.0	1180	$1,500	$1.27	71d	1	1.10mi
716 Sinker LN Santee, SC	3.0	2.0	1180	$1,500	$1.27	85d	1	1.10mi

Property features AI

Finance

• Financial info: List price $174,990

Exterior

• Utilities: Central air conditioning
• Home design: Poplar floor planPlan inventory type

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

Listing history 50 events

1. 2026-09-23
   days on market $178,990 Active 411 DOM
2. 2026-09-20
   days on market $178,990 Active 408 DOM
3. 2026-09-18
   days on market $178,990 Active 406 DOM
4. 2026-09-17
   days on market $178,990 Active 405 DOM
5. 2026-09-16
   days on market $178,990 Active 404 DOM
6. 2026-09-15
   days on market $178,990 Active 403 DOM
7. 2026-09-14
   days on market $178,990 Active 402 DOM
8. 2026-09-13
   days on market $178,990 Active 401 DOM
9. 2026-09-12
   days on market $178,990 Active 400 DOM
10. 2026-09-11
    days on market $178,990 Active 399 DOM
11. 2026-09-05
    days on market $178,990 Active 393 DOM
12. 2026-09-04
    days on market $178,990 Active 392 DOM
13. 2026-09-03
    days on market $178,990 Active 391 DOM
14. 2026-09-02
    days on market $178,990 Active 390 DOM
15. 2026-08-30
    days on market $178,990 Active 387 DOM
16. 2026-08-29
    days on market $178,990 Active 386 DOM
17. 2026-08-28
    days on market $178,990 Active 385 DOM
18. 2026-08-27
    days on market $178,990 Active 384 DOM
19. 2026-08-26
    days on market $178,990 Active 383 DOM
20. 2026-08-25
    pricedays on market $178,990 Active 382 DOM
21. 2026-08-24
    days on market $176,990 Active 381 DOM
22. 2026-08-23
    days on market $176,990 Active 380 DOM
23. 2026-08-22
    days on market $176,990 Active 379 DOM
24. 2026-08-21
    days on market $176,990 Active 378 DOM
25. 2026-08-20
    days on market $176,990 Active 377 DOM
26. 2026-08-19
    days on market $176,990 Active 376 DOM
27. 2026-08-18
    days on market $176,990 Active 375 DOM
28. 2026-08-17
    days on market $176,990 Active 374 DOM
29. 2026-08-16
    days on market $176,990 Active 373 DOM
30. 2026-08-15
    days on market $176,990 Active 372 DOM
31. 2026-08-14
    days on market $176,990 Active 371 DOM
32. 2026-08-13
    days on market $176,990 Active 370 DOM
33. 2026-08-12
    days on market $176,990 Active 369 DOM
34. 2026-08-11
    days on market $176,990 Active 368 DOM
35. 2026-08-10
    days on market $176,990 Active 367 DOM
36. 2026-08-09
    days on market $176,990 Active 366 DOM
37. 2026-08-08
    days on market $176,990 Active 365 DOM
38. 2026-08-07
    days on market $176,990 Active 364 DOM
39. 2026-08-06
    days on market $176,990 Active 363 DOM
40. 2026-08-05
    days on market $176,990 Active 362 DOM
41. 2026-08-04
    days on market $176,990 Active 361 DOM
42. 2026-08-03
    days on market $176,990 Active 360 DOM
43. 2026-07-31
    days on market $176,990 Active 357 DOM
44. 2026-07-29
    days on market $176,990 Active 355 DOM
45. 2026-07-27
    days on market $176,990 Active 353 DOM
46. 2026-07-25
    days on market $176,990 Active 351 DOM
47. 2026-07-24
    days on market $176,990 Active 350 DOM
48. 2026-07-23
    days on market $176,990 Active 349 DOM
49. 2026-07-22
    days on market $176,990 Active 348 DOM
50. 2026-07-21
    days on market $176,990 Active 347 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,778
• − Mortgage interest: −$13,716
• − Property taxes: −$3,673
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$7,123
• Taxable loss: −$3,243
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $1,627/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.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab Est. rehab $7,210–$21,630 screening

This Poplar townhome by Ryan Homes is in good condition with a modern and well-maintained interior and exterior. It offers a good starting point for homeownership with a focus on style and functionality.

Components & finishes AI

Flooring laminate Counters granite Appliances stainless steel

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Updating window treatments — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Elloree Elementary High Lake Marion Technology Center

Schools (NCES district)

No district data.

C Composite livability gradescore 61/100

Livability — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, SC
• County: Orangeburg · 82,698 people
• Population (ZIP): 4,658
• Household income: $50,673
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 31% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

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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: ▲ 3.47%
• Current HPI: 193.5623
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Financial info: List price $174,990

Exterior

• Utilities: Central air conditioning
• Home design: Poplar floor planPlan inventory type

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning