206 Ellis Ave · Abbeville, SC 29620

$55,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records

Built 1945 8,276 sqft 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This adorable 2 bedroom 1 bath home is just blocks away from the court square in downtown historic Abbeville. Features include hardwood floors, front porch, large backyard with 6 ft privacy fence & a carport. Move in ready & priced to sell. Ideal for first time buyers, downsizers & investors. Call today for your private showing!

Key facts

• 8,276 sq ft lot
• 2 parking spots
• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $55k).
• Cap rate 14.6% vs local median 4.9% in Abbeville — 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 66/100 on livability (#111 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Abbeville 60 (rural): math 50% / reading 49% proficiency, ranked #15 of 80 in SC (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($380 loan paydown + $6k appreciation (10.0% local appreciation)).
• Abbeville County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k 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.
• 3 sale attempts since 7y ago; this cycle's ask is 38% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $55k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.77% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.64%
• DSCR: 2.32
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $128,576
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Mcgowan Ave	0.41mi	2/1.0	826 (+5%)	11mo	$135,500	$164	63
112 Livingston St	0.42mi	2/1.0	900 (+15%)	22mo	$55,000	$61	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.8%
• Equity multiple: 4.52×
• Total profit: $54,198
• Equity at exit: $49,548

10-year hold

• IRR: 40.7%
• Equity multiple: 10.13×
• Total profit: $140,598
• Equity at exit: $106,853

Cash invested: $15,400 (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 29620

• Home prices YoY: 15.0%
• Active inventory: 109
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $380

Break-even live

Break-even rent $494

Max offer price $55,000

Occupancy floor 56%

Sensitivity live

Price	-10% $411	-5% $396	+0% $380	+5% $365	+10% $349
Rent	-10% $303	-5% $342	+0% $380	+5% $419	+10% $457
Rate	-1.0pp $408	-0.5pp $394	base $380	+0.5pp $366	+1.0pp $352

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 N Main St Abbeville, SC	1.0	1.0	800	$900	$1.12	4d	1	0.26mi
605 Cherokee St Abbeville, SC	2.0	1.0	1100	$1,245	$1.13	12d	1	0.37mi
71 Carwellyn Rd Unit 4H Abbeville, SC	1.0	1.0	554	$614	$1.11	4d	1	1.11mi

Listing history 7 events

1. 2019-09-13
   soldstatus $29,900
2. 2019-09-12
   soldstatus $29,900

   Show marketing remark (348 chars)

   This adorable 2 bedroom 1 bath home is just blocks away from the court square in downtown historic Abbeville. Features include hardwood floors, front porch, large backyard with 6 ft privacy fence & a carport. Move in ready & priced to sell. Ideal for first time buyers, downsizers & investors. Call today for your private showing!

3. 2019-09-12
   soldstatus $29,900 348-char remark

   Show marketing remark (348 chars)

   This adorable 2 bedroom 1 bath home is just blocks away from the court square in downtown historic Abbeville. Features include hardwood floors, front porch, large backyard with 6 ft privacy fence & a carport. Move in ready & priced to sell. Ideal for first time buyers, downsizers & investors. Call today for your private showing!

4. 2019-08-14
   historical
5. 2019-04-26
   listed $29,900

   Show marketing remark (348 chars)

   This adorable 2 bedroom 1 bath home is just blocks away from the court square in downtown historic Abbeville. Features include hardwood floors, front porch, large backyard with 6 ft privacy fence & a carport. Move in ready & priced to sell. Ideal for first time buyers, downsizers & investors. Call today for your private showing!

6. 2019-04-26
   listed $29,900 348-char remark

   Show marketing remark (348 chars)

   This adorable 2 bedroom 1 bath home is just blocks away from the court square in downtown historic Abbeville. Features include hardwood floors, front porch, large backyard with 6 ft privacy fence & a carport. Move in ready & priced to sell. Ideal for first time buyers, downsizers & investors. Call today for your private showing!

7. 2019-04-26
   listed $39,900

   Show marketing remark (348 chars)

   This adorable 2 bedroom 1 bath home is just blocks away from the court square in downtown historic Abbeville. Features include hardwood floors, front porch, large backyard with 6 ft privacy fence & a carport. Move in ready & priced to sell. Ideal for first time buyers, downsizers & investors. Call today for your private showing!

ⓘ 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: $943 · $79/mo
• Projected year-2 tax: $943 · $79/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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,700
• − Mortgage interest: −$3,081
• − Property taxes: −$943
• − Insurance: −$275
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$1,600
• Taxable income: $3,929
• Est. tax owed @ 24.0%: −$943
• After-tax cash flow: $3,621/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: Abbeville 60
• NCES district ID: 4500690
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $34,522
• Composite: 40.9/100
• National rank: #3618
• State rank: #15 of 80 in SC

Livability — Abbeville

• Score: 66/100
• State rank: #111
• US rank: #11534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, SC
• Population (ZIP): 12,116

Population outlook (Abbeville County) Hauer SSP2

• Today (2025): 24,141 people
• By 2030: 23,446 · -2.9%
• By 2040: 21,768 · -9.8%
• By 2050: 20,098 · -16.7%
• By 2075: 16,518 · -31.6%
• By 2100: 13,125 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Abbeville

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -15.2pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+33.1 2016: R+28.3 2012: R+13.4 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.52%
• Current HPI: 379.552
• 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

7 events — show timeline

• 2019-09-13 Sold (Public Records) $29,900 Public Records
• 2019-09-12 Sold (MLS) $29,900 GAOR
• 2019-09-12 Sold (MLS) $29,900 WUMLS
• 2019-08-14 Listing Removed — Greater Greenville MLS
• 2019-04-26 Listed $39,900 Greater Greenville MLS
• 2019-04-26 Listed $29,900 GAOR
• 2019-04-26 Listed $29,900 WUMLS

Property tax history

+1.6%/yr

Latest (2025): $943 · +5.7% YoY. Source: county tax records.