Poplar Plan · Santee, SC 29142

$178,990

3 bd · 2.5 ba · 1,442 sqft · Townhouse · 457 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 +18.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to Chapel Branch, where you can enjoy life near Lake Marion with less upkeep and modern features included. From boating and fishing to golf, dining, and relaxing by the water, you'll have more time to enjoy what matters most, all while owning a brand-new home from the upper $100s. The Poplar townhome is designed for comfortable, easy living with modern features included. A welcoming covered porch leads into an open-concept main level where the spacious great room flows effortlessly into the kitchen and dining area, creating the perfect space for gathering with family and friends.

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 — $238,687.

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 $208 ($3k/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 7.3% vs local median 5.1% 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: 203 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $2,352/mo this rent would consume 56% 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 + $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 $67k cash investment doubles in ~5 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 457 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 457 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: 0.99% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $238,687
• List price: $178,990
• Delta: -25.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Picard	0.08mi	3/2.5	1,442 (0%)	1mo	$180,380	$125	95
113 Picard Loop	0.01mi	3/2.5	1,442 (0%)	13mo	$229,990	$159	88
111 Picard Loop	0.01mi	3/2.5	1,442 (0%)	16mo	$229,990	$159	86
102 Tancaw Pl	0.10mi	3/2.5	1,442 (0%)	12mo	$219,990	$153	86
109 Picard Loop	0.02mi	3/2.5	1,442 (0%)	19mo	$227,990	$158	84
108 Tancaw Pl	0.12mi	3/2.5	1,442 (0%)	16mo	$230,990	$160	81
338 Picard Loop	0.06mi	3/2.5	1,634 (+13%)	9mo	$246,000	$151	68
294 Picard Loop	0.10mi	3/2.5	1,634 (+13%)	21mo	$247,990	$152	55
300 Picard Loop	0.12mi	3/2.5	1,634 (+13%)	22mo	$247,990	$152	54
290 Picard Loop	0.11mi	3/2.5	1,634 (+13%)	22mo	$247,990	$152	54

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: 12.3%
• Equity multiple: 1.72×
• Total profit: $48,096
• Equity at exit: $113,744

10-year hold

• IRR: 14.0%
• Equity multiple: 3.18×
• Total profit: $145,373
• Equity at exit: $180,457

Cash invested: $66,832 (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: 25 active · 7 under contract
• Months of supply: 37.5 mo (3%/mo absorbed)
• Median asking: $245,000 ($163/sqft)
• Median days on market: 162 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.5% 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: 203
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,352 high
• Mortgage (P&I): −$1,252
• Tax est. 1.5%: −$298 /mo · $3,580/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $208

Break-even live

Break-even rent $2,088

Max offer price $238,687

Occupancy floor 86%

Sensitivity live

Price	-10% $373	-5% $291	+0% $208	+5% $126	+10% $43
Rent	-10% $23	-5% $115	+0% $208	+5% $301	+10% $394
Rate	-1.0pp $329	-0.5pp $269	base $208	+0.5pp $147	+1.0pp $84

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: $59,672
• Closing costs: $7,161
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 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
231 Picard Loop Santee, SC	3.0	2.5	1442	$2,800	$1.94	1d	1	0.06mi
132 Congaree CT Santee, SC	4.0	2.0	1482	$2,195	$1.48	43d	1	0.15mi
709 Striped Bass Ct Santee, SC	4.0	2.0	1482	$2,500	$1.69	123d	1	0.16mi
708 Striped Bass Ct Santee, SC	4.0	2.0	1782	$2,500	$1.40	33d	1	0.18mi
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	108d	1	0.31mi
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	164d	1	0.31mi
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	46d	1	0.31mi
50 Andre Michaux Rd Santee, SC	2.0	2.0	1000	$2,500	$2.50	0d	1	0.50mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	164d	1	0.90mi
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,495	$1.92	51d	1	1.02mi
195 Ballard Ln Santee, SC	2.0	2.0	1298	$1,650	$1.27	5d	1	1.08mi
716 Sinker LN Santee, SC	2.0	2.0	1180	$1,500	$1.27	116d	1	1.10mi
716 Sinker LN Santee, SC	3.0	2.0	1180	$1,500	$1.27	130d	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. 2026-11-08
   days on market $178,990 Active 457 DOM
2. 2026-11-07
   days on market $178,990 Active 456 DOM
3. 2026-11-06
   days on market $178,990 Active 455 DOM
4. 2026-11-05
   days on market $178,990 Active 454 DOM
5. 2026-11-04
   days on market $178,990 Active 453 DOM
6. 2026-11-02
   days on market $178,990 Active 451 DOM
7. 2026-11-01
   days on market $178,990 Active 450 DOM
8. 2026-10-31
   days on market $178,990 Active 449 DOM
9. 2026-10-30
   days on market $178,990 Active 448 DOM
10. 2026-10-29
    days on market $178,990 Active 447 DOM
11. 2026-10-28
    days on market $178,990 Active 446 DOM
12. 2026-10-27
    days on market $178,990 Active 445 DOM
13. 2026-10-26
    days on market $178,990 Active 444 DOM
14. 2026-10-25
    days on market $178,990 Active 443 DOM
15. 2026-10-24
    days on market $178,990 Active 442 DOM
16. 2026-10-23
    days on market $178,990 Active 441 DOM
17. 2026-10-22
    days on market $178,990 Active 440 DOM
18. 2026-10-21
    days on market $178,990 Active 439 DOM
19. 2026-10-20
    days on market $178,990 Active 438 DOM
20. 2026-10-19
    days on market $178,990 Active 437 DOM
21. 2026-10-18
    days on market $178,990 Active 436 DOM
22. 2026-10-17
    days on market $178,990 Active 435 DOM
23. 2026-10-16
    days on market $178,990 Active 434 DOM
24. 2026-10-15
    days on market $178,990 Active 433 DOM
25. 2026-10-14
    days on market $178,990 Active 432 DOM
26. 2026-10-14
    remarks 699-char remark
27. 2026-10-13
    days on market $178,990 Active 431 DOM
28. 2026-10-12
    days on market $178,990 Active 430 DOM
29. 2026-10-11
    days on market $178,990 Active 429 DOM
30. 2026-10-10
    days on market $178,990 Active 428 DOM
31. 2026-10-09
    days on market $178,990 Active 427 DOM
32. 2026-10-08
    days on market $178,990 Active 426 DOM
33. 2026-10-07
    days on market $178,990 Active 425 DOM
34. 2026-10-06
    days on market $178,990 Active 424 DOM
35. 2026-10-05
    days on market $178,990 Active 423 DOM
36. 2026-10-04
    days on market $178,990 Active 422 DOM
37. 2026-10-03
    days on market $178,990 Active 421 DOM
38. 2026-10-02
    days on market $178,990 Active 420 DOM
39. 2026-10-01
    days on market $178,990 Active 419 DOM
40. 2026-09-30
    days on market $178,990 Active 418 DOM
41. 2026-09-29
    days on market $178,990 Active 417 DOM
42. 2026-09-28
    days on market $178,990 Active 416 DOM
43. 2026-09-27
    days on market $178,990 Active 415 DOM
44. 2026-09-26
    days on market $178,990 Active 414 DOM
45. 2026-09-25
    days on market $178,990 Active 413 DOM
46. 2026-09-24
    days on market $178,990 Active 412 DOM
47. 2026-09-23
    days on market $178,990 Active 411 DOM
48. 2026-09-20
    days on market $178,990 Active 408 DOM
49. 2026-09-18
    days on market $178,990 Active 406 DOM
50. 2026-09-17
    days on market $178,990 Active 405 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: $28,221
• − Mortgage interest: −$13,370
• − Property taxes: −$3,580
• − Insurance: −$1,193
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − Depreciation: −$6,944
• Taxable loss: −$1,382
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $2,832/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%
• 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