11 Dove Street St · Johnston, SC 29832

$98,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records

Built 1983 0.51 ac lot

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Appreciation +6.3/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

MOTIVATED SELLER ALL OFFERS WELCOME Charming 3BR 1BA Brick Investment Property in the Heart of Johnston, SC - Endless Potential Awaits! Situated on a generous 0.51-acre lot, this property offers the perfect blend of small-town charm and opportunity—ideal for investors or future homeowners alike. Whether you're looking to expand your rental portfolio or envision making this house your forever home, this property is ready for its next chapter. Needing TLC, transform it into the home of your dreams. Don't miss this versatile opportunity—a smart investment or a welcoming place to call home. The choice is yours!

Key facts

• 0.51 acre lot
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).

Location & tenants

• Location reads 64/100 on livability (#161 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: amenities F, commute F, employment F.
• Edgefield 01 (rural): math 26% / reading 39% proficiency, ranked #48 of 80 in SC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Johnston Elementary (math 12% / reading 27%, grade F, #499 of 597 statewide, top 84%, 254 students, 99% FRL); Strom Thurmond High (math 27% / reading 72%, grade D, #151 of 196 statewide, top 79%, 748 students, 74% FRL) — zoned schools average 86% FRL vs 55% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 active listings in the ZIP; 181 units permitted in Edgefield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($678 loan paydown + $3k appreciation (2.7% local appreciation)).
• Edgefield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: major wind risk, 62% 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 $98,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.68×
• Total profit: $18,639
• Equity at exit: $42,240

10-year hold

• IRR: 14.4%
• Equity multiple: 3.06×
• Total profit: $56,604
• Equity at exit: $63,713

Cash invested: $27,440 (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 29832

• Home prices YoY: 1.8%
• Active inventory: 25
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $134

Break-even live

Break-even rent $866

Max offer price $98,000

Occupancy floor 82%

Sensitivity live

Price	-10% $189	-5% $162	+0% $134	+5% $106	+10% $78
Rent	-10% $52	-5% $93	+0% $134	+5% $175	+10% $216
Rate	-1.0pp $183	-0.5pp $159	base $134	+0.5pp $109	+1.0pp $83

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-27
   soldstatus $92,000
2. 2026-03-26
   status Pending
3. 2026-03-26
   historical
4. 2026-02-21
   status Pending
5. 2026-02-20
   historical
6. 2025-12-17
   historical
7. 2025-10-27
   historical
8. 2025-10-27
   historical
9. 2025-05-20
   listed $98,000
10. 2025-05-20
    listed $98,000
11. 2006-03-15
    soldstatus $58,000
12. 2004-01-16
    soldstatus $22,600

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $1,548 · $129/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,421
• − Mortgage interest: −$5,490
• − Property taxes: −$1,548
• − Insurance: −$490
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,851
• Taxable income: $55
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $1,594/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: Edgefield 01
• NCES district ID: 4502070
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $44,958
• Composite: 27.75/100
• National rank: #6897
• State rank: #48 of 80 in SC

Livability — Johnston

• Score: 64/100
• State rank: #161
• US rank: #14796

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnston, SC
• City population: 5,375
• Population (ZIP): 5,375

Population outlook (Edgefield County) Hauer SSP2

• Today (2025): 26,188 people
• By 2030: 25,803 · -1.5%
• By 2040: 24,658 · -5.8%
• By 2050: 23,034 · -12.0%
• By 2075: 19,448 · -25.7%
• By 2100: 15,301 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 51% White 40% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Edgefield

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.3% · Other 1.2%
• 2008→2024 swing: -20.9pp toward R · 2008: -10.9pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+24.3 2016: R+20.2 2012: R+13.3 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.67%
• Current HPI: 147.6421
• 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

+307.1% since first listed

12 events — show timeline

• 2026-04-27 Sold (Public Records) $92,000 Public Records
• 2026-03-26 Pending — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-02-21 Pending — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2025-12-17 Listing Removed — Hive MLS
• 2025-10-27 Listing Removed — Hive MLS
• 2025-10-27 Listing Removed — Hive MLS
• 2025-05-20 Listed $98,000 Hive MLS
• 2025-05-20 Listed $98,000 Hive MLS
• 2006-03-15 Sold (Public Records) $58,000 Public Records
• 2004-01-16 Sold (Public Records) $22,600 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,548 · +2.8% YoY. Source: county tax records.