320 Wade Ct · Orangeburg, SC 29115

$75,500

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 80 Days on market

Built 1953 3,049 sqft lot Est $94k · 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2 bedroom, 1 bath 1,032 sq ft --This charming 2 bedroom -1,032 sq ft 1 bath with a large level backyard gives comfort andconvenience. Ideally situated near local schools, church, dining, shopping, and grocery stores. 320 Wade places everyday essentials just within minutes. Enjoy peaceful walks and beautiful scenery at Local Parks or take advantage of the convenience of nearby quick and easy shopping.

Key facts

• Grocery stores
• Large level backyard
• Local schools

Tags

• LARGE LEVEL BACKYARD
• LOCAL SCHOOLS
• GROCERY STORES
• LOCAL PARKS

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family detached residential property
• Exterior features: Privacy fencing; Handicapped equipped

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 bathroom
• Heating & cooling: Electric heating
• Interior features: Formal living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $71k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 4.2% in Orangeburg — 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 54/100 on livability (#324 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety B; Watch: housing C-, crime F, amenities D-.
• Zoned schools: Sheridan Elementary (math 8%, 486 students, 100% FRL); William J. Clark Middle (math 12%, 687 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 226 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $522 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $70,970 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1953 — 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: 1.43% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.53%
• DSCR: 1.82
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $93,912
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1411 Park St	0.20mi	2/1.0	1,032 (0%)	6mo	$145,000	$141	86
571 Sunnyside St	0.08mi	3/1.0 (+1)	1,053 (+2%)	16mo	$89,500	$85	74
284 Fairey St	0.33mi	3/1.0 (+1)	1,028 (-0%)	18mo	$78,500	$76	64
1555 Park St	0.28mi	3/1.0 (+1)	1,112 (+8%)	16mo	$119,000	$107	56
345 Culler St	0.49mi	2/1.0	932 (-10%)	11mo	$85,000	$91	52

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

Projected returns pro-forma

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

5-year hold

• IRR: 10.3%
• Equity multiple: 1.41×
• Total profit: $8,577
• Equity at exit: $11,257

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $34,320
• Equity at exit: $6,528

Cash invested: $21,140 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$396
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $326

Break-even live

Break-even rent $666

Max offer price $75,500

Occupancy floor 65%

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: $18,875
• Closing costs: $2,265
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 State Road S-38-244 Orangeburg, SC	1.0–2.0	1.0–2.0	786	$1,095	$1.39	23d	1	0.13mi
1600 Columbia Rd Orangeburg, SC	1.0–2.0	1.0	701	$950	$1.35	23d	2	0.98mi

Listing history 18 events

1. 2026-06-19
   days on market $75,500 Active 80 DOM
2. 2026-06-18
   days on market $75,500 Active 79 DOM
3. 2026-06-17
   days on market $75,500 Active 78 DOM
4. 2026-06-16
   days on market $75,500 Active 77 DOM
5. 2026-06-15
   days on market $75,500 Active 76 DOM
6. 2026-06-14
   days on market $75,500 Active 74 DOM
7. 2026-06-12
   days on market $75,500 Active 73 DOM
8. 2026-06-09
   days on market $75,500 Active 70 DOM
9. 2026-06-08
   days on market $75,500 Active 69 DOM
10. 2026-06-07
    days on market $75,500 Active 68 DOM
11. 2026-06-07
    days on market $75,500 Active 67 DOM
12. 2026-06-04
    days on market $75,500 Active 64 DOM
13. 2026-06-02
    days on market $75,500 Active 63 DOM
14. 2026-06-01
    days on market $75,500 Active 62 DOM
15. 2026-05-31
    days on market $75,500 Active 61 DOM
16. 2026-05-31
    days on market $75,500 Active 60 DOM
17. 2026-03-31
    listed $75,500 Active
18. 2023-11-17
    listed $63,900 Active

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,187 · $99/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 3/10 Moderate
• 🌡 Heat 7/10 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: $12,953
• − Mortgage interest: −$4,229
• − Property taxes: −$1,187
• − Insurance: −$378
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$2,196
• Taxable income: $2,891
• Est. tax owed @ 24.0%: −$694
• After-tax cash flow: $3,224/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 — Orangeburg

• Score: 54/100
• State rank: #324
• US rank: #23942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orangeburg, SC
• City population: 15,135
• Population (ZIP): 27,179

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -56.65%
• Current HPI: 150.823
• 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

+18.2% since first listed

2 events — show timeline

• 2026-03-31 Listed $75,500 Charleston Trident MLS
• 2023-11-17 Listed $63,900 RAGPD

Property tax history

+3.5%/yr

Latest (2024): $1,187 · -1.6% YoY. Source: county tax records.