13264 Old Number Six Hwy · Eutawville, SC 29048

$44,950

3 bd · 2.5 ba · 1,660 sqft · SingleFamily public records · 45 Days on market

Built 1991 3.00 ac lot ↓ 25% since listing

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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
• Appreciation +6.8/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity knocks! Rarely available 2.97-acre lot in the heart of Eutawville. Whether you are an experienced developer looking for your next project or a lot to build your dream home, this is the ideal investment. 13264 OLD NUMBER SIX HWY offers the perfect opportunity to renovate a fire damaged home or the ability to build a new custom home in an area offering easy access to I-95 and Charleston. Property being sold AS-IS. Seller has never occupied property therefore there are no disclosures available. Claims made in this listing are deemed correct by seller, but buyer understands it is their responsibility to confirm all info.

Key facts

• 3 acre lot
• Built 1991
• Listed 44 days

Property features AI

Finance

• Other: Located in MLS area 83 - ORG - Orangeburg County; Active listing with The Shop Real Estate Co.

Exterior

• Utilities: Septic tank sewer service
• Home design: Single-family detached home; Residential property
• Exterior features: No other structures on the property; Subdivision: None

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2.5 bathrooms
• Interior features: Total of 3 bedrooms; Total of 3 bathrooms (2.5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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.
• 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 $2k of equity ($310 loan paydown + $2k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 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: severe wind risk, 80% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,601 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.55% ✓
• Cap rate: 22.21%
• Cash-on-cash: 56.83%
• DSCR: 3.53
• GRM: 3.3

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: 62.4%
• Equity multiple: 4.55×
• Total profit: $44,677
• Equity at exit: $21,576

10-year hold

• IRR: 61.5%
• Equity multiple: 9.29×
• Total profit: $104,321
• Equity at exit: $34,352

Cash invested: $12,586 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $596

Break-even live

Break-even rent $393

Max offer price $44,950

Occupancy floor 43%

Sensitivity live

Price	-10% $627	-5% $612	+0% $596	+5% $581	+10% $565
Rent	-10% $505	-5% $551	+0% $596	+5% $641	+10% $687
Rate	-1.0pp $619	-0.5pp $607	base $596	+0.5pp $584	+1.0pp $573

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: $11,238
• Closing costs: $1,348
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $44,950 Active 45 DOM
2. 2026-06-18
   days on market $44,950 Active 44 DOM
3. 2026-06-17
   days on market $44,950 Active 43 DOM
4. 2026-06-16
   days on market $44,950 Active 42 DOM
5. 2026-06-15
   days on market $44,950 Active 41 DOM
6. 2026-06-14
   days on market $44,950 Active 39 DOM
7. 2026-06-12
   days on market $44,950 Active 38 DOM
8. 2026-06-09
   days on market $44,950 Active 35 DOM
9. 2026-06-08
   days on market $44,950 Active 34 DOM
10. 2026-06-07
    days on market $44,950 Active 33 DOM
11. 2026-06-07
    days on market $44,950 Active 32 DOM
12. 2026-06-04
    days on market $44,950 Active 29 DOM
13. 2026-06-02
    days on market $44,950 Active 28 DOM
14. 2026-06-01
    days on market $44,950 Active 27 DOM
15. 2026-05-31
    days on market $44,950 Active 26 DOM
16. 2026-05-31
    days on market $44,950 Active 25 DOM
17. 2026-05-05
    listed $44,950 Active
18. 2025-08-06
    price $29,950
19. 2025-07-02
    price $39,950
20. 2025-06-03
    price $44,950
21. 2025-04-14
    price $49,950
22. 2025-03-04
    listed $59,950 Active
23. 2001-04-06
    soldstatus $60,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 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: $13,773
• − Mortgage interest: −$2,518
• − Property taxes: −$674
• − Insurance: −$225
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$1,308
• Taxable income: $6,844
• Est. tax owed @ 24.0%: −$1,643
• After-tax cash flow: $5,510/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

-25.1% since first listed

7 events — show timeline

• 2026-05-05 Listed $44,950 Charleston Trident MLS
• 2025-08-06 Price Changed $29,950 Charleston Trident MLS
• 2025-07-02 Price Changed $39,950 Charleston Trident MLS
• 2025-06-03 Price Changed $44,950 Charleston Trident MLS
• 2025-04-14 Price Changed $49,950 Charleston Trident MLS
• 2025-03-04 Listed $59,950 Charleston Trident MLS
• 2001-04-06 Sold (Public Records) $60,000 Public Records

Property tax history

+15.4%/yr

Latest (2024): $3,558 · +501.7% YoY. Source: county tax records.