Poplar Plan · Santee, SC 29142

$176,990

3 bd · 2.5 ba · 1,442 sqft · Townhouse · 315 Days on market

---

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 +18.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +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

Property features AI

Finance

• Financial info: List price $174,990

Exterior

• Utilities: Central air conditioning
• Home design: Poplar floor plan; Plan 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

🏗️ New construction. The $176,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $224,952.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $177k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $177k).
• Recommended offer: $156k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.4% 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: 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k 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 $63k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 315 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.

Recommended offer $155,751 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 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: 0.98% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $224,952
• Comps found: 12

Show comp detail 12 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%)	9mo	$229,990	$159	92
111 Picard Loop	0.01mi	3/2.5	1,442 (0%)	11mo	$229,990	$159	90
102 Tancaw Pl	0.10mi	3/2.5	1,442 (0%)	7mo	$219,990	$153	89
109 Picard Loop	0.02mi	3/2.5	1,442 (0%)	14mo	$227,990	$158	88
108 Tancaw Pl	0.12mi	3/2.5	1,442 (0%)	12mo	$230,990	$160	85
338 Picard Loop	0.06mi	3/2.5	1,634 (+13%)	4mo	$246,000	$151	72
294 Picard Loop	0.10mi	3/2.5	1,634 (+13%)	17mo	$247,990	$152	59
300 Picard Loop	0.12mi	3/2.5	1,634 (+13%)	17mo	$247,990	$152	58
290 Picard Loop	0.11mi	3/2.5	1,634 (+13%)	18mo	$247,990	$152	58
340 Picard Loop	0.07mi	3/2.5	1,634 (+13%)	22mo	$249,990	$153	56
306 Picard Loop	0.11mi	3/2.5	1,634 (+13%)	21mo	$264,990	$162	55
304 Picard Loop	0.11mi	3/2.5	1,634 (+13%)	22mo	$254,990	$156	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: 12.2%
• Equity multiple: 1.72×
• Total profit: $45,246
• Equity at exit: $107,199

10-year hold

• IRR: 14.0%
• Equity multiple: 3.17×
• Total profit: $136,830
• Equity at exit: $170,073

Cash invested: $62,987 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,215 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $195

Break-even live

Break-even rent $1,968

Max offer price $224,952

Occupancy floor 86%

Sensitivity live

Price	-10% $351	-5% $273	+0% $195	+5% $117	+10% $40
Rent	-10% $20	-5% $108	+0% $195	+5% $283	+10% $370
Rate	-1.0pp $308	-0.5pp $252	base $195	+0.5pp $137	+1.0pp $78

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: $56,238
• Closing costs: $6,749
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	24d	1	0.31mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	24d	1	0.90mi
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	24d	1	1.02mi

Listing history 16 events

1. 2026-06-19
   days on market $176,990 Active 315 DOM
2. 2026-06-18
   days on market $176,990 Active 314 DOM
3. 2026-06-17
   days on market $176,990 Active 313 DOM
4. 2026-06-16
   days on market $176,990 Active 312 DOM
5. 2026-06-15
   days on market $176,990 Active 311 DOM
6. 2026-06-14
   days on market $176,990 Active 309 DOM
7. 2026-06-12
   days on market $176,990 Active 308 DOM
8. 2026-06-09
   days on market $176,990 Active 305 DOM
9. 2026-06-08
   days on market $176,990 Active 304 DOM
10. 2026-06-07
    days on market $176,990 Active 303 DOM
11. 2026-06-07
    days on market $176,990 Active 302 DOM
12. 2026-06-04
    days on market $176,990 Active 299 DOM
13. 2026-06-02
    pricedays on market $176,990 Active 298 DOM
14. 2026-06-01
    days on market $174,990 Active 297 DOM
15. 2026-05-31
    days on market $174,990 Active 296 DOM
16. 2026-05-31
    days on market $174,990 Active 295 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: $26,578
• − Mortgage interest: −$12,601
• − Property taxes: −$3,374
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$6,544
• Taxable loss: −$1,319
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $2,658/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 — 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
• Population (ZIP): 4,658

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: 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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B