1104 W 12th Ave · Lake View, SC 29563

$55,000

2 bd · 1.0 ba · 600 sqft · Other · 20 Days on market

Built 1969 8,712 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Opportunity awaits in the quiet community of Lake View, SC! This 2-bedroom, 1-bath home offers great potential for buyers looking to add their personal touch. Situated on a nice, shaded lot in a peaceful neighborhood, the property features a living room, kitchen, and separate laundry room. The park directly behind the home adds to the appeal with a peaceful backdrop and outdoor convenience. With solid potential and a desirable location, this property could make an excellent starter home renovation, or investment project. Don’t miss the chance to bring this home back to life!

Key facts

• Shaded lot
• Park behind home
• Outdoor convenience

Tags

• SHADED LOT
• SEPARATE LAUNDRY ROOM
• PARK BEHIND HOME
• OUTDOOR CONVENIENCE

Property features AI

Finance

• Other: Lot approximately 0.2 acres

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential property); Approximately 600 square feet above grade
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Kitchen: Range
• Bathrooms: 1 full bathroom
• Interior features: Range (kitchen appliance); Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($801 rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#92 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Dillon 04 (town): math 14% / reading 27% proficiency, ranked #72 of 80 in SC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lake View Elementary (math 27% / reading 32%, grade F, #399 of 597 statewide, top 69%, 365 students, 100% FRL); Lake View High (math 12% / reading 47%, grade F, #192 of 196 statewide, top 98%, 523 students, 100% FRL) — zoned schools average 100% FRL vs 83% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 11 active listings in the ZIP; 41 units permitted in Dillon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($380 loan paydown + $4k appreciation (8.0% local appreciation)).
• Dillon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.24%
• DSCR: 1.94
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 3.60×
• Total profit: $40,056
• Equity at exit: $41,828

10-year hold

• IRR: 32.7%
• Equity multiple: 7.71×
• Total profit: $103,321
• Equity at exit: $83,068

Cash invested: $15,400 (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 29563

• Home prices YoY: 7.2%
• Active inventory: 11
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $801 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $273

Break-even live

Break-even rent $456

Max offer price $55,000

Occupancy floor 61%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $55,000 Active 20 DOM
2. 2026-06-17
   days on market $55,000 Active 19 DOM
3. 2026-06-16
   days on market $55,000 Active 18 DOM
4. 2026-06-15
   days on market $55,000 Active 17 DOM
5. 2026-06-13
   days on market $55,000 Active 15 DOM
6. 2026-06-12
   days on market $55,000 Active 14 DOM
7. 2026-06-09
   days on market $55,000 Active 11 DOM
8. 2026-06-08
   days on market $55,000 Active 10 DOM
9. 2026-06-08
   days on market $55,000 Active 9 DOM
10. 2026-06-07
    days on market $55,000 Active 8 DOM
11. 2026-06-04
    days on market $55,000 Active 5 DOM
12. 2026-06-02
    days on market $55,000 Active 4 DOM
13. 2026-06-01
    days on market $55,000 Active 3 DOM
14. 2026-05-31
    days on market $55,000 Active 2 DOM
15. 2026-05-29
    listed $55,000 Active

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $586 · $49/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 · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,611
• − Mortgage interest: −$3,081
• − Property taxes: −$586
• − Insurance: −$275
• − Repairs & maintenance: −$769
• − Management: −$769
• − Depreciation: −$1,600
• Taxable income: $2,531
• Est. tax owed @ 24.0%: −$608
• After-tax cash flow: $2,663/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: Dillon 04
• NCES district ID: 4501920
• Math proficiency: 14% ▼ -15.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $27,820
• Composite: 16.16/100
• National rank: #9230
• State rank: #72 of 80 in SC

Livability — Lake View

• Score: 67/100
• State rank: #92
• US rank: #10400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake View, SC
• Population (ZIP): 2,016

Population outlook (Dillon County) Hauer SSP2

• Today (2025): 29,087 people
• By 2030: 27,713 · -4.7%
• By 2040: 24,772 · -14.8%
• By 2050: 21,836 · -24.9%
• By 2075: 15,165 · -47.9%
• By 2100: 9,849 · -66.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 37% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Dillon

• 2024 margin: R (+10.8) · D 44.2% · R 55.0%
• 2008→2024 swing: -22.3pp toward R · 2008: 11.4pp · 2024: -10.8pp
• All cycles: 2024: R+10.8 2020: R+1.1 2016: D+1.7 2012: D+16.3 2008: D+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.01%
• Current HPI: 118.9672
• 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

1 event — show timeline

• 2026-05-29 Listed $55,000 RAGPD

Property tax history

+2.7%/yr

Latest (2025): $586 · +3.3% YoY. Source: county tax records.