59 Obannion Ct · Langley, SC 29851

$79,590

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records

Built 1985 0.55 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has investor or handyman written all over it. The metal roof is 5 years old but the inside needs a complete makeover from top to bottom. Wiring and Plumbing have been updated in the past. Sold AS IS. No blind offers.

Key facts

• 0.55 acre lot
• Garage
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).

Location & tenants

• Location reads 52/100 on livability (#350 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Aiken 01 (suburban): math 31% / reading 44% proficiency, ranked #36 of 80 in SC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Warrenville Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 389 students, 100% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 81% FRL vs 54% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 active listings in the ZIP; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $79,590

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: 2.05% ✓
• Cap rate: 18.47%
• Cash-on-cash: 43.48%
• DSCR: 2.93
• GRM: 4.1

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: 40.3%
• Equity multiple: 2.73×
• Total profit: $38,516
• Equity at exit: $11,867

10-year hold

• IRR: 46.6%
• Equity multiple: 5.47×
• Total profit: $99,690
• Equity at exit: $6,881

Cash invested: $22,285 (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 29851

• Active inventory: 50
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$29 /mo · $351/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $808

Break-even live

Break-even rent $607

Max offer price $79,590

Occupancy floor 45%

Sensitivity live

Price	-10% $853	-5% $830	+0% $808	+5% $785	+10% $762
Rent	-10% $679	-5% $743	+0% $808	+5% $872	+10% $936
Rate	-1.0pp $848	-0.5pp $828	base $808	+0.5pp $787	+1.0pp $766

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: $19,898
• Closing costs: $2,388
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   days on marketlisting id $79,590 Pending
2. 2026-04-29
   status Pending

   Show marketing remark (226 chars)

   This home has investor or handyman written all over it. The metal roof is 5 years old but the inside needs a complete makeover from top to bottom. Wiring and Plumbing have been updated in the past. Sold AS IS. No blind offers.

3. 2026-04-29
   status Pending

   Show marketing remark (226 chars)

   This home has investor or handyman written all over it. The metal roof is 5 years old but the inside needs a complete makeover from top to bottom. Wiring and Plumbing have been updated in the past. Sold AS IS. No blind offers.

4. 2026-04-29
   historical 226-char remark

   Show marketing remark (226 chars)

   This home has investor or handyman written all over it. The metal roof is 5 years old but the inside needs a complete makeover from top to bottom. Wiring and Plumbing have been updated in the past. Sold AS IS. No blind offers.

5. 2026-04-28
   historical
6. 2026-04-15
   price $79,590
7. 2026-04-14
   price $79,590
8. 2026-04-09
   listed $84,590 Active

   Show marketing remark (226 chars)

   This home has investor or handyman written all over it. The metal roof is 5 years old but the inside needs a complete makeover from top to bottom. Wiring and Plumbing have been updated in the past. Sold AS IS. No blind offers.

9. 2026-04-09
   listed $84,590 Active

   Show marketing remark (226 chars)

   This home has investor or handyman written all over it. The metal roof is 5 years old but the inside needs a complete makeover from top to bottom. Wiring and Plumbing have been updated in the past. Sold AS IS. No blind offers.

10. 2026-04-09
    listed $79,590 226-char remark

    Show marketing remark (226 chars)

    This home has investor or handyman written all over it. The metal roof is 5 years old but the inside needs a complete makeover from top to bottom. Wiring and Plumbing have been updated in the past. Sold AS IS. No blind offers.

ⓘ 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: $351 · $29/mo
• Projected year-2 tax: $454 · $38/mo
• Expected delta: +$102/yr (+$9/mo · 29.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $19,555
• − Mortgage interest: −$4,458
• − Property taxes: −$351
• − Insurance: −$398
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$2,315
• Taxable income: $8,903
• Est. tax owed @ 24.0%: −$2,137
• After-tax cash flow: $7,554/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: Aiken 01
• NCES district ID: 4500720
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $45,081
• Composite: 31.91/100
• National rank: #5857
• State rank: #36 of 80 in SC

Livability — Langley

• Score: 52/100
• State rank: #350
• US rank: #24887

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 519
• Population (ZIP): 9,081

Population outlook (Aiken County) Hauer SSP2

• Today (2025): 178,003 people
• By 2030: 182,876 · +2.7%
• By 2040: 189,970 · +6.7%
• By 2050: 193,840 · +8.9%
• By 2075: 199,453 · +12.1%
• By 2100: 192,403 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Iranian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Aiken

• 2024 margin: Strong R (+25.9) · D 36.4% · R 62.2% · Other 1.4%
• 2008→2024 swing: -1.9pp toward R · 2008: -24.0pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+22.7 2016: R+27.5 2012: R+26.0 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.33%
• Current HPI: 127.9382
• 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

+0.0% since first listed

9 events — show timeline

• 2026-04-29 Pending — Hive MLS
• 2026-04-29 Pending — AMLS
• 2026-04-29 Listing Removed — Hive MLS
• 2026-04-28 Listing Removed — Hive MLS
• 2026-04-15 Price Changed $79,590 Hive MLS
• 2026-04-14 Price Changed $79,590 AMLS
• 2026-04-09 Listed $84,590 AMLS
• 2026-04-09 Listed $84,590 Hive MLS
• 2026-04-09 Listed $79,590 Hive MLS

Property tax history

-0.0%/yr

Latest (2025): $351 · +0.0% YoY. Source: county tax records.