1508 Duke St · Georgetown, SC 29440

$265,000

2 bd · 1.0 ba · 752 sqft · SingleFamily public records · 208 Days on market

Built 1930 9,583 sqft lot ↓ 5% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Two Distinct Turnkey Homes on One Lot — Walk to Historic Downtown Georgetown! Experience the charm and flexibility of owning two beautifully maintained homes on one property, each with its own address and endless lifestyle or income possibilities. Property Highlights • Two homes on one tax lot – both with separate addresses • Main House: 3 bedrooms, 2 baths, approx. 1,104 sq. ft. , built in 1930 • Guest Cottage: 2 bedrooms, 1 bath, approx. 752 sq. ft. • Both homes freshly painted and professionally cleaned • Spacious carport and ample parking for residents and guests • Room for a small boat — perfect for coastal living • Private setting w

Key facts

• Separate addresses
• Ample parking
• Two homes on one lot

Tags

• TWO HOMES ON ONE LOT
• SEPARATE ADDRESSES
• FRESHLY PAINTED
• PROFESSIONALLY CLEANED
• SPACIOUS CARPORT
• AMPLE PARKING

Property features AI

Finance

• Other: For sale
• HOA & community: Monthly association fee

Exterior

• Parking: Carport; 7 parking spaces total
• Security: Smoke detectors
• Utilities: Public water; Sewer available; Electricity available; Natural gas available; Cable available; Phone service available
• Home design: Single-story home; Wood-frame construction; Resale property; Crawlspace foundation; Zoned residential
• Construction: Wood frame construction; Crawlspace foundation
• Exterior features: Front porch; Fence; Storage

Interior

• Kitchen: Microwave; Range; Range hood; Refrigerator; Kitchen exhaust fan
• Bedrooms: At least one bedroom on the main level
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fans; Main-level primary bedroom; Tub/shower
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-382 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (38.6% below list).
• Recommended offer: $163k (38.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#141 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, schools F, crime F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 409 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,782 (38.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.61% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.17%
• DSCR: 0.73
• GRM: 13.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -27.0%
• Equity multiple: 0.09×
• Total profit: $-67,331
• Equity at exit: $39,512

10-year hold

• IRR: -24.8%
• Equity multiple: -0.22×
• Total profit: $-90,248
• Equity at exit: $22,912

Cash invested: $74,200 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 409
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,628 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$168 /mo · $2,011/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-382

Break-even live

Break-even rent $2,111

Max offer price $197,562

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1625 Front St Unit C Georgetown, SC	2.0	1.0	900	$1,600	$1.78	14d	1	0.37mi
1028 Duke St Georgetown, SC	2.0	2.0	990	$1,750	$1.77	23d	1	0.41mi
1021 Duke St Unit A Georgetown, SC	2.0	1.0	950	$1,600	$1.68	23d	1	0.42mi
1004 Charlotte St Georgetown, SC	1.0–3.0	1.0–2.0	926	$1,728	$1.86	12d	4	0.93mi
2801 Church St Georgetown, SC	2.0–3.0	1.0–2.0	941	$1,299	$1.38	3d	6	1.33mi

Listing history 16 events

1. 2026-06-07
   statusdays on market $265,000 Pending 208 DOM
2. 2026-06-03
   days on market $265,000 Active Under Contract 206 DOM
3. 2026-06-02
   days on market $265,000 Active Under Contract 205 DOM
4. 2026-06-01
   days on market $265,000 Active Under Contract 204 DOM
5. 2026-05-31
   days on market $265,000 Active Under Contract 203 DOM
6. 2026-05-30
   days on market $265,000 Active Under Contract 202 DOM
7. 2026-04-14
   historical Active Under Contract
8. 2026-03-30
   status Active
9. 2026-03-30
   price $265,000
10. 2026-03-24
    historical
11. 2026-02-27
    price $255,000
12. 2026-02-17
    price $259,000
13. 2026-01-30
    price $268,900
14. 2025-12-30
    price $275,700
15. 2025-12-02
    price $275,900
16. 2025-11-03
    listed $279,900 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: $2,011 · $168/mo
• Projected year-2 tax: $2,011 · $168/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,534
• − Mortgage interest: −$14,844
• − Property taxes: −$2,011
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$7,709
• Taxable loss: −$9,481
• Est. tax savings @ 24.0%: +$2,276
• After-tax cash flow: $-2,306/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Georgetown

• Score: 65/100
• State rank: #141
• US rank: #13446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, SC
• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• 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

-5.3% since first listed

10 events — show timeline

• 2026-04-14 Contingent — CCAR
• 2026-03-30 Relisted — CCAR
• 2026-03-30 Price Changed $265,000 CCAR
• 2026-03-24 Listing Removed — CCAR
• 2026-02-27 Price Changed $255,000 CCAR
• 2026-02-17 Price Changed $259,000 CCAR
• 2026-01-30 Price Changed $268,900 CCAR
• 2025-12-30 Price Changed $275,700 CCAR
• 2025-12-02 Price Changed $275,900 CCAR
• 2025-11-03 Listed $279,900 CCAR

Property tax history

+4.2%/yr

Latest (2025): $2,011 · +8.8% YoY. Source: county tax records.