3934 Byrnes Dr · St. Stephen, SC 29479

$130,000

3 bd · 2.0 ba · 1,569 sqft · SingleFamily public records · 156 Days on market

Built 1960 0.56 ac 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 +25.6/30.0
• Appreciation +9.2/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This updated house sits in the heart of St. Stephen on over a half acre of land! Interior has hardwood and tile floors. There is a spacious screened porch in the back of the house. There are 2 outbuildings. One is a garage/mancave/workshop and the other was once a 1 bedroom apartment that can be a mother-in-law suite or rented out. Home needs a little work, but could be made a beautiful home. Home was gutted and rebuilt in 2003. New roof being installed. Older home, seller to make no repairs. Home is listed accordingly.NEW ROOF INSTALLED 9/28/18

Key facts

• Generous yard
• Large laundry room
• Cozy fireplace

Tags

• COZY FIREPLACE
• BRIGHT SUNROOM
• LARGE LAUNDRY ROOM
• COVERED BACK PORCH
• GENEROUS YARD
• PRIVATE OUTDOOR SPACE

Property features AI

Finance

• HOA & community: Community amenities include laundry and storage

Exterior

• Parking: Detached parking
• Utilities: Public sewer; Berkeley Electric Co-Op service; Santee Cooper service
• Home design: Single-family detached home; One-story
• Construction: Residential construction
• Exterior features: Partial chain link fencing; Asphalt roof; Approximately 0.5–1 acre lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom with ceiling fan and walk-in closet
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Window unit cooling; Space heater heating
• Interior features: Walk-in closets; Ceiling fans; Fireplace in family room (and additional/other fireplace)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: St. Stephen Elementary (math 12% / reading 27%, grade F, #499 of 597 statewide, top 84%, 291 students, 100% FRL); St. Stephen Middle (math 2% / reading 22%, grade F, #216 of 229 statewide, top 96%, 209 students, 100% FRL); Timberland High (math 17% / reading 72%, grade F, #166 of 196 statewide, top 87%, 704 students, 100% FRL) — zoned schools average 100% FRL vs 48% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Berkeley 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 52 active listings in the ZIP; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($899 loan paydown + $11k appreciation (8.4% local appreciation)).
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.21% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.15%
• DSCR: 1.45
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $277,713
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Maple St	0.49mi	3/2.0	1,631 (+4%)	14mo	$203,000	$124	58
1232 N Main St	0.36mi	3/2.0	1,650 (+5%)	21mo	$252,000	$153	57
1106 Graham St	0.65mi	3/2.0	1,470 (-6%)	4mo	$310,000	$211	56
1114 Graham St	0.66mi	4/2.5 (+1)	1,725 (+10%)	21mo	$304,900	$177	28

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

Projected returns pro-forma

8.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 3.10×
• Total profit: $76,437
• Equity at exit: $102,195

10-year hold

• IRR: 25.5%
• Equity multiple: 6.70×
• Total profit: $207,495
• Equity at exit: $206,218

Cash invested: $36,400 (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 29479

• Home prices YoY: 2.6%
• Active inventory: 52
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,571 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$197 /mo · $2,363/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $308

Break-even live

Break-even rent $1,181

Max offer price $130,000

Occupancy floor 75%

Sensitivity live

Price	-10% $382	-5% $345	+0% $308	+5% $271	+10% $234
Rent	-10% $184	-5% $246	+0% $308	+5% $370	+10% $432
Rate	-1.0pp $373	-0.5pp $341	base $308	+0.5pp $274	+1.0pp $240

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $130,000 Active 156 DOM
2. 2026-06-18
   days on market $130,000 Active 153 DOM
3. 2026-06-17
   days on market $130,000 Active 152 DOM
4. 2026-06-16
   days on market $130,000 Active 151 DOM
5. 2026-06-15
   days on market $130,000 Active 150 DOM
6. 2026-06-13
   days on market $130,000 Active 148 DOM
7. 2026-06-13
   days on market $130,000 Active 147 DOM
8. 2026-06-10
   days on market $130,000 Active 145 DOM
9. 2026-06-09
   days on market $130,000 Active 144 DOM
10. 2026-06-08
    days on market $130,000 Active 143 DOM
11. 2026-06-07
    days on market $130,000 Active 142 DOM
12. 2026-06-05
    days on market $130,000 Active 139 DOM
13. 2026-06-03
    days on market $130,000 Active 138 DOM
14. 2026-06-03
    days on market $130,000 Active 137 DOM
15. 2026-06-01
    days on market $130,000 Active 136 DOM
16. 2026-05-31
    days on market $130,000 Active 135 DOM
17. 2026-01-16
    listed $130,000 Active
18. 2019-01-15
    soldstatus $119,900
19. 2019-01-10
    soldstatus $119,900 Closed 551-char remark

    Show marketing remark (551 chars)

    This updated house sits in the heart of St. Stephen on over a half acre of land! Interior has hardwood and tile floors. There is a spacious screened porch in the back of the house. There are 2 outbuildings. One is a garage/mancave/workshop and the other was once a 1 bedroom apartment that can be a mother-in-law suite or rented out. Home needs a little work, but could be made a beautiful home. Home was gutted and rebuilt in 2003. New roof being installed. Older home, seller to make no repairs. Home is listed accordingly.NEW ROOF INSTALLED 9/28/18

20. 2018-11-16
    historical Active Contingent 551-char remark

    Show marketing remark (551 chars)

    This updated house sits in the heart of St. Stephen on over a half acre of land! Interior has hardwood and tile floors. There is a spacious screened porch in the back of the house. There are 2 outbuildings. One is a garage/mancave/workshop and the other was once a 1 bedroom apartment that can be a mother-in-law suite or rented out. Home needs a little work, but could be made a beautiful home. Home was gutted and rebuilt in 2003. New roof being installed. Older home, seller to make no repairs. Home is listed accordingly.NEW ROOF INSTALLED 9/28/18

21. 2018-11-12
    price $119,900 551-char remark

    Show marketing remark (551 chars)

    This updated house sits in the heart of St. Stephen on over a half acre of land! Interior has hardwood and tile floors. There is a spacious screened porch in the back of the house. There are 2 outbuildings. One is a garage/mancave/workshop and the other was once a 1 bedroom apartment that can be a mother-in-law suite or rented out. Home needs a little work, but could be made a beautiful home. Home was gutted and rebuilt in 2003. New roof being installed. Older home, seller to make no repairs. Home is listed accordingly.NEW ROOF INSTALLED 9/28/18

22. 2018-09-17
    status Active 551-char remark

    Show marketing remark (551 chars)

    This updated house sits in the heart of St. Stephen on over a half acre of land! Interior has hardwood and tile floors. There is a spacious screened porch in the back of the house. There are 2 outbuildings. One is a garage/mancave/workshop and the other was once a 1 bedroom apartment that can be a mother-in-law suite or rented out. Home needs a little work, but could be made a beautiful home. Home was gutted and rebuilt in 2003. New roof being installed. Older home, seller to make no repairs. Home is listed accordingly.NEW ROOF INSTALLED 9/28/18

23. 2018-08-17
    historical Active Contingent 551-char remark

    Show marketing remark (551 chars)

    This updated house sits in the heart of St. Stephen on over a half acre of land! Interior has hardwood and tile floors. There is a spacious screened porch in the back of the house. There are 2 outbuildings. One is a garage/mancave/workshop and the other was once a 1 bedroom apartment that can be a mother-in-law suite or rented out. Home needs a little work, but could be made a beautiful home. Home was gutted and rebuilt in 2003. New roof being installed. Older home, seller to make no repairs. Home is listed accordingly.NEW ROOF INSTALLED 9/28/18

24. 2018-08-14
    listed $125,000 Active 551-char remark

    Show marketing remark (551 chars)

    This updated house sits in the heart of St. Stephen on over a half acre of land! Interior has hardwood and tile floors. There is a spacious screened porch in the back of the house. There are 2 outbuildings. One is a garage/mancave/workshop and the other was once a 1 bedroom apartment that can be a mother-in-law suite or rented out. Home needs a little work, but could be made a beautiful home. Home was gutted and rebuilt in 2003. New roof being installed. Older home, seller to make no repairs. Home is listed accordingly.NEW ROOF INSTALLED 9/28/18

25. 2015-06-15
    historical
26. 2015-03-17
    listed Active Contingent
27. 1999-07-20
    soldstatus $65,000
28. 1999-05-26
    soldstatus $65,000
29. 1999-05-13
    soldstatus $65,000

ⓘ 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: $2,363 · $197/mo
• Projected year-2 tax: $2,363 · $197/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,847
• − Mortgage interest: −$7,282
• − Property taxes: −$2,363
• − Insurance: −$650
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$3,782
• Taxable income: $1,755
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $3,275/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — St. Stephen

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

Census & demographics

• Census place: St. Stephen, SC
• Population (ZIP): 6,287

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 45% White 42% Hispanic / Latino 11% Two or more races 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.39%
• Current HPI: 333.0749
• 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

+100.0% since first listed

13 events — show timeline

• 2026-01-16 Listed $130,000 Charleston Trident MLS
• 2019-01-15 Sold (Public Records) $119,900 Public Records
• 2019-01-10 Sold (MLS) $119,900 Charleston Trident MLS
• 2018-11-16 Contingent — Charleston Trident MLS
• 2018-11-12 Price Changed $119,900 Charleston Trident MLS
• 2018-09-17 Relisted — Charleston Trident MLS
• 2018-08-17 Contingent — Charleston Trident MLS
• 2018-08-14 Listed $125,000 Charleston Trident MLS
• 2015-06-15 Listing Removed — Charleston Trident MLS
• 2015-03-17 Listed — Charleston Trident MLS
• 1999-07-20 Sold (Public Records) $65,000 Public Records
• 1999-05-26 Sold (Public Records) $65,000 Public Records
• 1999-05-13 Sold (Public Records) $65,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,363 · -2.4% YoY. Source: county tax records.