332 Beltline Ave · Batesburg-Leesville, SC 29006

$100,000

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 83 Days on market

Built 1984 7,840 sqft lot

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Why this score? — see what drove the D+ 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold AS IS; No Disclosures. Bring ALL offers; Owner is anxious. Good investment property.

Key facts

• Fresh paint
• Newer roof
• New lvp flooring

Tags

• NEW LVP FLOORING
• FRESH PAINT
• UPDATED FIXTURES
• NEW TUB/SHOWER INSERT
• NEWER HVAC SYSTEM
• NEWER ROOF

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story entry (main level living indicated)
• Construction: Crawlspace foundation
• Exterior features: Other exterior finish; Paved road access

Interior

• Bedrooms: Master bedroom located on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Gas pack heating; Gas pack cooling
• Interior features: Main-level master bedroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lexington 03 (rural): math 26% / reading 33% proficiency, ranked #56 of 80 in SC (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Batesburg-Leesville Primary School (543 students, 100% FRL); Batesburg-Leesville Middle School (math 14% / reading 29%, grade F, #176 of 229 statewide, top 77%, 456 students, 100% FRL); Batesburg-Leesville High School (math 22% / reading 72%, grade D-, #158 of 196 statewide, top 82%, 547 students, 100% FRL) — zoned schools average 100% FRL vs 61% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 71 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $100k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-8,202
• Equity at exit: $14,910

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $3,164
• Equity at exit: $8,646

Cash invested: $28,000 (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 29006

• Home prices YoY: -6.3%
• Active inventory: 71
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$102 /mo · $1,222/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $126

Break-even live

Break-even rent $845

Max offer price $100,000

Occupancy floor 82%

Sensitivity live

Price	-10% $182	-5% $154	+0% $126	+5% $97	+10% $69
Rent	-10% $46	-5% $86	+0% $126	+5% $165	+10% $205
Rate	-1.0pp $176	-0.5pp $151	base $126	+0.5pp $100	+1.0pp $73

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Willis St Batesburg-Leesville, SC	1.0–3.0	1.0–2.0	870	$1,004	$1.15	5d	1	1.15mi

Listing history 23 events

1. 2026-06-21
   days on market $100,000 Active 83 DOM
2. 2026-06-18
   days on market $100,000 Active 80 DOM
3. 2026-06-17
   days on market $100,000 Active 79 DOM
4. 2026-06-16
   days on market $100,000 Active 78 DOM
5. 2026-06-15
   days on market $100,000 Active 77 DOM
6. 2026-06-14
   days on market $100,000 Active 75 DOM
7. 2026-06-10
   days on market $100,000 Active 72 DOM
8. 2026-06-09
   days on market $100,000 Active 71 DOM
9. 2026-06-08
   days on market $100,000 Active 70 DOM
10. 2026-06-07
    days on market $100,000 Active 69 DOM
11. 2026-06-03
    days on market $100,000 Active 65 DOM
12. 2026-06-03
    days on market $100,000 Active 64 DOM
13. 2026-06-01
    days on market $100,000 Active 63 DOM
14. 2026-05-31
    days on market $100,000 Active 62 DOM
15. 2026-05-21
    price $100,000
16. 2026-04-28
    price $105,000
17. 2026-04-20
    price $110,000
18. 2026-03-29
    listed $119,999 Active
19. 2026-03-21
    historical $1,100
20. 2026-02-20
    listed $1,100
21. 2008-01-08
    soldstatus $12,000 89-char remark

    Show marketing remark (89 chars)

    Sold AS IS; No Disclosures. Bring ALL offers; Owner is anxious. Good investment property.

22. 2007-11-19
    listed $18,000 89-char remark

    Show marketing remark (89 chars)

    Sold AS IS; No Disclosures. Bring ALL offers; Owner is anxious. Good investment property.

23. 1994-05-01
    soldstatus $15,000

ⓘ 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: $1,222 · $102/mo
• Projected year-2 tax: $1,222 · $102/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 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $12,054
• − Mortgage interest: −$5,602
• − Property taxes: −$1,222
• − Insurance: −$500
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,909
• Taxable loss: −$108
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $1,533/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: Lexington 03
• NCES district ID: 4502760
• Math proficiency: 26% ▼ -18.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $40,709
• Composite: 24.88/100
• National rank: #7586
• State rank: #56 of 80 in SC

Livability — Batesburg-Leesville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Batesburg-Leesville, SC
• Population (ZIP): 8,987

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 18% Hispanic / Latino 16% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 13% German/W. Germanic 2%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.26%
• Current HPI: 256.774
• 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

+566.7% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $100,000 Consolidated MLS
• 2026-04-28 Price Changed $105,000 Consolidated MLS
• 2026-04-20 Price Changed $110,000 Consolidated MLS
• 2026-03-29 Listed $119,999 Consolidated MLS
• 2026-03-21 Rental Removed $1,100 APPFOLIO
• 2026-02-20 Listed for Rent $1,100 APPFOLIO
• 2008-01-08 Sold (MLS) $12,000 AMLS
• 2007-11-19 Listed $18,000 AMLS
• 1994-05-01 Sold (Public Records) $15,000 Public Records

Property tax history

+0.8%/yr

Latest (2024): $1,222 · +27.2% YoY. Source: county tax records.