2604 Highway 78 · Harleyville, SC 29437

$179,990

3 bd · 1.0 ba · 1,479 sqft · SingleFamily public records · 78 Days on market

Built 1965 1.70 ac lot Est $253k · 29% under

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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 +20.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Nestled in the heart of the charming town of Dorchester, an extraordinary opportunity awaits at 2604 HWY 78. This historical gem, dating back to the late 1800s, invites you to restore it to its former farmhouse grandeur. Embrace the chance to own a piece of history while securing a sound investment for the future. Sprawling across 1.7 acres, this property offers a wealth of possibilities to suit your vision. Take advantage of the generous lot size to explore subdivision potential or create an idyllic farmstead with the simple addition of fencing. With the flexibility to shape this property to your desires, the opportunities are endless.

Key facts

• Idyllic farmstead
• 1.7 acres
• 1.7 acre lot

Tags

• 1.7 ACRES
• SUBDIVISION POTENTIAL
• IDYLLIC FARMSTEAD

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Septic tank; Dominion Energy service
• Home design: Single-family detached home; One story
• Construction: Metal roof
• Exterior features: Lawn well; Wooded lot; 1–2 acres

Interior

• Kitchen:
• Bedrooms: 3 bedrooms; Primary bedroom on the lower level with walk-in closet(s)
• Flooring: Laminate flooring; Vinyl flooring; Wood flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Family room; Formal living room; Entrance foyer; Separate dining room; Utility room; Three fireplaces in the living room
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.0% in Harleyville — 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 62/100 on livability (#189 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Dorchester 04 (rural): math 17% / reading 33% proficiency, ranked #62 of 80 in SC (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harleyville Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 226 students, 100% FRL); Harleyville-Ridgeville Middle (math 7% / reading 25%, grade F, #196 of 229 statewide, top 87%, 169 students, 100% FRL); Woodland High (math 5% / reading 87%, grade D-, #163 of 196 statewide, top 83%, 612 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Dorchester County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 78 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y 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.
• Current owner paid $145k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $169,190 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $252,909
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 Sandhill Rd	0.47mi	4/2.0 (+1)	1,387 (-6%)	7mo	$237,500	$171	52

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: 28.4%
• Equity multiple: 3.24×
• Total profit: $113,068
• Equity at exit: $162,149

10-year hold

• IRR: 24.7%
• Equity multiple: 7.38×
• Total profit: $321,317
• Equity at exit: $349,681

Cash invested: $50,397 (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 29437

• Home prices YoY: 9.6%
• Active inventory: 21
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,944 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$282 /mo · $3,379/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $235

Break-even live

Break-even rent $1,646

Max offer price $179,990

Occupancy floor 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: $44,998
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $179,990 Active 78 DOM
2. 2026-06-17
   days on market $179,990 Active 77 DOM
3. 2026-06-16
   days on market $179,990 Active 76 DOM
4. 2026-06-15
   days on market $179,990 Active 75 DOM
5. 2026-06-13
   days on market $179,990 Active 73 DOM
6. 2026-06-10
   days on market $179,990 Active 70 DOM
7. 2026-06-09
   days on market $179,990 Active 69 DOM
8. 2026-06-08
   days on market $179,990 Active 68 DOM
9. 2026-06-07
   days on market $179,990 Active 67 DOM
10. 2026-06-03
    days on market $179,990 Active 63 DOM
11. 2026-06-03
    days on market $179,990 Active 62 DOM
12. 2026-06-01
    days on market $179,990 Active 61 DOM
13. 2026-05-31
    days on market $179,990 Active 60 DOM
14. 2026-04-01
    listed $179,990 Active 644-char remark

    Show marketing remark (644 chars)

    Nestled in the heart of the charming town of Dorchester, an extraordinary opportunity awaits at 2604 HWY 78. This historical gem, dating back to the late 1800s, invites you to restore it to its former farmhouse grandeur. Embrace the chance to own a piece of history while securing a sound investment for the future. Sprawling across 1.7 acres, this property offers a wealth of possibilities to suit your vision. Take advantage of the generous lot size to explore subdivision potential or create an idyllic farmstead with the simple addition of fencing. With the flexibility to shape this property to your desires, the opportunities are endless.

15. 2026-04-01
    listed $179,990 Active

    Show marketing remark (644 chars)

    Nestled in the heart of the charming town of Dorchester, an extraordinary opportunity awaits at 2604 HWY 78. This historical gem, dating back to the late 1800s, invites you to restore it to its former farmhouse grandeur. Embrace the chance to own a piece of history while securing a sound investment for the future. Sprawling across 1.7 acres, this property offers a wealth of possibilities to suit your vision. Take advantage of the generous lot size to explore subdivision potential or create an idyllic farmstead with the simple addition of fencing. With the flexibility to shape this property to your desires, the opportunities are endless.

16. 2026-03-29
    historical
17. 2026-03-29
    historical
18. 2025-09-29
    listed $184,900 Active
19. 2025-09-29
    listed $184,900 Active
20. 2025-09-15
    historical
21. 2025-09-15
    historical
22. 2025-03-18
    listed $184,900 Active
23. 2025-03-18
    listed $184,900 Active
24. 2025-03-11
    historical
25. 2025-03-10
    status Active
26. 2024-12-18
    historical Active Under Contract
27. 2024-12-12
    listed $149,000 Active
28. 2024-10-27
    historical
29. 2024-08-09
    price $149,000
30. 2024-04-29
    listed $169,000 Active
31. 2023-05-17
    soldstatus $145,000
32. 1999-12-08
    soldstatus $36,100

ⓘ 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: $3,379 · $282/mo
• Projected year-2 tax: $3,379 · $282/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 8/10 Severe 7 d/yr ≥108°F today · 17 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: $23,326
• − Mortgage interest: −$10,082
• − Property taxes: −$3,379
• − Insurance: −$900
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$5,236
• Taxable loss: −$4
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $2,823/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: Dorchester 04
• NCES district ID: 4500002
• Math proficiency: 17% ▼ -18.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $36,082
• Composite: 20.67/100
• National rank: #8533
• State rank: #62 of 80 in SC

Livability — Harleyville

• Score: 62/100
• State rank: #189
• US rank: #16485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,287

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 186,982 people
• By 2030: 203,967 · +9.1%
• By 2040: 237,160 · +26.8%
• By 2050: 267,479 · +43.1%
• By 2075: 333,025 · +78.1%
• By 2100: 366,560 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Black 25% Hispanic / Latino 21% Two or more races 7%
• Hispanic origin (detail): Mexican 13% Puerto Rican 6%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Jamaica, China
• Languages at home: 80% English-only · Spanish 18% Chinese 2%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.8% · R 56.4% · Other 1.9%
• 2008→2024 swing: +0.9pp no change · 2008: -15.5pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+10.5 2016: R+17.5 2012: R+16.0 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.06%
• Current HPI: 252.2816
• 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

+398.6% since first listed

19 events — show timeline

• 2026-04-01 Listed $179,990 Charleston Trident MLS
• 2026-04-01 Listed $179,990 Charleston Trident MLS
• 2026-03-29 Listing Removed — Charleston Trident MLS
• 2026-03-29 Listing Removed — Charleston Trident MLS
• 2025-09-29 Listed $184,900 Charleston Trident MLS
• 2025-09-29 Listed $184,900 Charleston Trident MLS
• 2025-09-15 Listing Removed — Charleston Trident MLS
• 2025-09-15 Listing Removed — Charleston Trident MLS
• 2025-03-18 Listed $184,900 Charleston Trident MLS
• 2025-03-18 Listed $184,900 Charleston Trident MLS
• 2025-03-11 Listing Removed — Charleston Trident MLS
• 2025-03-10 Relisted — Charleston Trident MLS
• 2024-12-18 Contingent — Charleston Trident MLS
• 2024-12-12 Listed $149,000 Charleston Trident MLS
• 2024-10-27 Listing Removed — Charleston Trident MLS
• 2024-08-09 Price Changed $149,000 Charleston Trident MLS
• 2024-04-29 Listed $169,000 Charleston Trident MLS
• 2023-05-17 Sold (Public Records) $145,000 Public Records
• 1999-12-08 Sold (Public Records) $36,100 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,379 · +1.7% YoY. Source: county tax records.