111-A Roberta Dr · Eutawville, SC 29048

$100,000

3 bd · 1.0 ba · 698 sqft · SingleFamily public records · 283 Days on market

Built 1960 1.22 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 +15.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +5.0/10.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The 1.2 lot is quite spectacular and has several large live oaks.This is currently a very ugly home that looks nothing like the rendering on the front of this listing. The home will look like the front photo of this listing after full interior and exterior renovations are completed. The home is under going a total rehab to include a new roof, New kitchen and bathroom, HVAC interior walls, insulation, floor covering and front porch. The home can be expanded to include 3 bedrooms and 2 bathrooms. The home can be customized to your personal requirements, if you act quickly and meet with the contractor doing the renovation. The property is just outside the town limits of Eutawville where you have resaurants, a grocery store and other services. Several places to access the best fishing lake in coastal South Carolina are close by. Photos show house and land in it's current condition be finished in many different ways pending buyers desire. (Stucco, painted...vinyl siding)

Key facts

• Good septic system
• New well
• Outside town limits

Tags

• 1.3 ACRE LOT
• LARGE LIVE OAKS
• GOOD SEPTIC SYSTEM
• NEW WELL
• CINDER BLOCK EXTERIOR
• OUTSIDE TOWN LIMITS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic tank
• Home design: Single family detached residential property; One story; Ground level entry; Fee simple ownership
• Construction: No other structures indicated
• Exterior features: Level lot; Asphalt roof

Interior

• Bedrooms: 2 bedrooms; Master bedroom on lower level
• Bathrooms: 1 bathroom
• Interior features: Central heating; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $40 ($476/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (14.1% below list).
• Recommended offer: $86k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 1.9% in Eutawville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 49/100 on livability (#369 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Zoned schools: St. James-Gaillard Elementary (math 10%, 235 students, 100% FRL); Holly Hill-Roberts Middle (math 15%, 418 students, 100% FRL).
• Market conditions: 40 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $4k appreciation (3.5% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $26k; list at $100k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,914 (14.1% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.62×
• Total profit: $17,405
• Equity at exit: $47,999

10-year hold

• IRR: 12.5%
• Equity multiple: 2.96×
• Total profit: $54,956
• Equity at exit: $76,424

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 29048

• Home prices YoY: 1.8%
• Active inventory: 40
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $859 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $40

Break-even live

Break-even rent $809

Max offer price $100,000

Occupancy floor 90%

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: —

Listing history 31 events

1. 2026-06-19
   days on market $100,000 Active 283 DOM
2. 2026-06-18
   days on market $100,000 Active 282 DOM
3. 2026-06-17
   days on market $100,000 Active 281 DOM
4. 2026-06-16
   days on market $100,000 Active 280 DOM
5. 2026-06-15
   days on market $100,000 Active 279 DOM
6. 2026-06-14
   days on market $100,000 Active 277 DOM
7. 2026-06-12
   days on market $100,000 Active 276 DOM
8. 2026-06-09
   days on market $100,000 Active 273 DOM
9. 2026-06-08
   days on market $100,000 Active 272 DOM
10. 2026-06-07
    days on market $100,000 Active 271 DOM
11. 2026-06-07
    days on market $100,000 Active 270 DOM
12. 2026-06-04
    days on market $100,000 Active 267 DOM
13. 2026-06-02
    days on market $100,000 Active 266 DOM
14. 2026-06-01
    days on market $100,000 Active 265 DOM
15. 2026-05-31
    days on market $100,000 Active 264 DOM
16. 2026-05-31
    days on market $100,000 Active 263 DOM
17. 2026-05-13
    price $198,500 989-char remark

    Show marketing remark (989 chars)

    The 1.2 lot is quite spectacular and has several large live oaks.This is currently a very ugly home that looks nothing like the rendering on the front of this listing. The home will look like the front photo of this listing after full interior and exterior renovations are completed. The home is under going a total rehab to include a new roof, New kitchen and bathroom, HVAC interior walls, insulation, floor covering and front porch. The home can be expanded to include 3 bedrooms and 2 bathrooms. The home can be customized to your personal requirements, if you act quickly and meet with the contractor doing the renovation. The property is just outside the town limits of Eutawville where you have resaurants, a grocery store and other services. Several places to access the best fishing lake in coastal South Carolina are close by. Photos show house and land in it's current condition be finished in many different ways pending buyers desire. (Stucco, painted...vinyl siding)

18. 2026-03-12
    price $199,500 989-char remark

    Show marketing remark (989 chars)

    The 1.2 lot is quite spectacular and has several large live oaks.This is currently a very ugly home that looks nothing like the rendering on the front of this listing. The home will look like the front photo of this listing after full interior and exterior renovations are completed. The home is under going a total rehab to include a new roof, New kitchen and bathroom, HVAC interior walls, insulation, floor covering and front porch. The home can be expanded to include 3 bedrooms and 2 bathrooms. The home can be customized to your personal requirements, if you act quickly and meet with the contractor doing the renovation. The property is just outside the town limits of Eutawville where you have resaurants, a grocery store and other services. Several places to access the best fishing lake in coastal South Carolina are close by. Photos show house and land in it's current condition be finished in many different ways pending buyers desire. (Stucco, painted...vinyl siding)

19. 2025-12-15
    price $100,000
20. 2025-11-28
    price $74,700
21. 2025-10-04
    price $199,600 989-char remark

    Show marketing remark (989 chars)

    The 1.2 lot is quite spectacular and has several large live oaks.This is currently a very ugly home that looks nothing like the rendering on the front of this listing. The home will look like the front photo of this listing after full interior and exterior renovations are completed. The home is under going a total rehab to include a new roof, New kitchen and bathroom, HVAC interior walls, insulation, floor covering and front porch. The home can be expanded to include 3 bedrooms and 2 bathrooms. The home can be customized to your personal requirements, if you act quickly and meet with the contractor doing the renovation. The property is just outside the town limits of Eutawville where you have resaurants, a grocery store and other services. Several places to access the best fishing lake in coastal South Carolina are close by. Photos show house and land in it's current condition be finished in many different ways pending buyers desire. (Stucco, painted...vinyl siding)

22. 2025-09-27
    price $74,800
23. 2025-09-20
    price $74,900
24. 2025-09-13
    price $199,700 989-char remark

    Show marketing remark (989 chars)

    The 1.2 lot is quite spectacular and has several large live oaks.This is currently a very ugly home that looks nothing like the rendering on the front of this listing. The home will look like the front photo of this listing after full interior and exterior renovations are completed. The home is under going a total rehab to include a new roof, New kitchen and bathroom, HVAC interior walls, insulation, floor covering and front porch. The home can be expanded to include 3 bedrooms and 2 bathrooms. The home can be customized to your personal requirements, if you act quickly and meet with the contractor doing the renovation. The property is just outside the town limits of Eutawville where you have resaurants, a grocery store and other services. Several places to access the best fishing lake in coastal South Carolina are close by. Photos show house and land in it's current condition be finished in many different ways pending buyers desire. (Stucco, painted...vinyl siding)

25. 2025-09-09
    listed $75,000 Active
26. 2025-09-06
    price $199,800 989-char remark

    Show marketing remark (989 chars)

    The 1.2 lot is quite spectacular and has several large live oaks.This is currently a very ugly home that looks nothing like the rendering on the front of this listing. The home will look like the front photo of this listing after full interior and exterior renovations are completed. The home is under going a total rehab to include a new roof, New kitchen and bathroom, HVAC interior walls, insulation, floor covering and front porch. The home can be expanded to include 3 bedrooms and 2 bathrooms. The home can be customized to your personal requirements, if you act quickly and meet with the contractor doing the renovation. The property is just outside the town limits of Eutawville where you have resaurants, a grocery store and other services. Several places to access the best fishing lake in coastal South Carolina are close by. Photos show house and land in it's current condition be finished in many different ways pending buyers desire. (Stucco, painted...vinyl siding)

27. 2025-08-31
    price $199,900 989-char remark

    Show marketing remark (989 chars)

    The 1.2 lot is quite spectacular and has several large live oaks.This is currently a very ugly home that looks nothing like the rendering on the front of this listing. The home will look like the front photo of this listing after full interior and exterior renovations are completed. The home is under going a total rehab to include a new roof, New kitchen and bathroom, HVAC interior walls, insulation, floor covering and front porch. The home can be expanded to include 3 bedrooms and 2 bathrooms. The home can be customized to your personal requirements, if you act quickly and meet with the contractor doing the renovation. The property is just outside the town limits of Eutawville where you have resaurants, a grocery store and other services. Several places to access the best fishing lake in coastal South Carolina are close by. Photos show house and land in it's current condition be finished in many different ways pending buyers desire. (Stucco, painted...vinyl siding)

28. 2025-08-31
    price $199,000 989-char remark

    Show marketing remark (989 chars)

    The 1.2 lot is quite spectacular and has several large live oaks.This is currently a very ugly home that looks nothing like the rendering on the front of this listing. The home will look like the front photo of this listing after full interior and exterior renovations are completed. The home is under going a total rehab to include a new roof, New kitchen and bathroom, HVAC interior walls, insulation, floor covering and front porch. The home can be expanded to include 3 bedrooms and 2 bathrooms. The home can be customized to your personal requirements, if you act quickly and meet with the contractor doing the renovation. The property is just outside the town limits of Eutawville where you have resaurants, a grocery store and other services. Several places to access the best fishing lake in coastal South Carolina are close by. Photos show house and land in it's current condition be finished in many different ways pending buyers desire. (Stucco, painted...vinyl siding)

29. 2025-08-09
    listed $200,000 Active 989-char remark

    Show marketing remark (989 chars)

    The 1.2 lot is quite spectacular and has several large live oaks.This is currently a very ugly home that looks nothing like the rendering on the front of this listing. The home will look like the front photo of this listing after full interior and exterior renovations are completed. The home is under going a total rehab to include a new roof, New kitchen and bathroom, HVAC interior walls, insulation, floor covering and front porch. The home can be expanded to include 3 bedrooms and 2 bathrooms. The home can be customized to your personal requirements, if you act quickly and meet with the contractor doing the renovation. The property is just outside the town limits of Eutawville where you have resaurants, a grocery store and other services. Several places to access the best fishing lake in coastal South Carolina are close by. Photos show house and land in it's current condition be finished in many different ways pending buyers desire. (Stucco, painted...vinyl siding)

30. 1995-04-01
    soldstatus $26,500
31. 1993-11-01
    soldstatus $24,000

ⓘ 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: $876 · $73/mo
• Projected year-2 tax: $876 · $73/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 8/10 Severe
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,310
• − Mortgage interest: −$5,602
• − Property taxes: −$876
• − Insurance: −$500
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$2,909
• Taxable loss: −$1,227
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $770/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)

No district data.

Livability — Eutawville

• Score: 49/100
• State rank: #369
• US rank: #25782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,680

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (57%)
• Race & ethnicity: Black 57% White 40% Two or more races 2%
• Common ancestry: Romanian 2% Slovak 2% Scotch-Irish 1%
• Foreign-born: 1% · South Korea
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.53%
• Current HPI: 201.4059
• 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

+727.1% since first listed

15 events — show timeline

• 2026-05-13 Price Changed $198,500 Charleston Trident MLS
• 2026-03-12 Price Changed $199,500 Charleston Trident MLS
• 2025-12-15 Price Changed $100,000 Charleston Trident MLS
• 2025-11-28 Price Changed $74,700 Charleston Trident MLS
• 2025-10-04 Price Changed $199,600 Charleston Trident MLS
• 2025-09-27 Price Changed $74,800 Charleston Trident MLS
• 2025-09-20 Price Changed $74,900 Charleston Trident MLS
• 2025-09-13 Price Changed $199,700 Charleston Trident MLS
• 2025-09-09 Listed $75,000 Charleston Trident MLS
• 2025-09-06 Price Changed $199,800 Charleston Trident MLS
• 2025-08-31 Price Changed $199,900 Charleston Trident MLS
• 2025-08-31 Price Changed $199,000 Charleston Trident MLS
• 2025-08-09 Listed $200,000 Charleston Trident MLS
• 1995-04-01 Sold (Public Records) $26,500 Public Records
• 1993-11-01 Sold (Public Records) $24,000 Public Records

Property tax history

+3.2%/yr

Latest (2024): $876 · +14.2% YoY. Source: county tax records.