SULLIVAN Plan · Santee, SC 29142

$207,080

3 bd · 2.0 ba · 1,183 sqft · SingleFamily · 961 Days on market

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Why this score? — see what drove the D+ 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 +13.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Garage
• Listed 960 days

Property features AI

Finance

• Other: Address: 176 William Clark Blvd, Santee, SC 29142
• Financial info: List price $249,900

Exterior

• Home design: Single-family plan (SULLIVAN); Active listing
• Construction: New construction plan (SULLIVAN)
• Exterior features: Living area approximately 1,183 (living space reported)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan named SULLIVAN (new construction plan)

🏗️ New construction. The $207,080 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $242,515.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $207k.

Deal economics

• At list price, monthly cash flow is $4 ($45/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $207k).
• Recommended offer: $182k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Market conditions: 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k 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 $68k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 961 days — a 12% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Recommended offer $182,230 (12.0% below list)

Questions for the listing agent

1. It's been on market 961 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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?
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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $242,515
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Striped Bass Ct	0.07mi	3/2.0	1,183 (0%)	4mo	$249,900	$211	93
625 Perch Ln	0.08mi	3/2.0	1,183 (0%)	10mo	$242,850	$205	88
900 Bream Cir	0.16mi	3/2.0	1,183 (0%)	12mo	$249,850	$211	83
744 Striped Bass Ct	0.16mi	3/2.0	1,183 (0%)	12mo	$239,850	$203	82
753 Striped Bass Ct	0.25mi	3/2.0	1,183 (0%)	11mo	$247,850	$210	79
5 Peter Collinson	0.45mi	2/2.0 (-1)	1,150 (-3%)	7mo	$160,000	$139	64
5 Peter Collinson Rd	0.45mi	2/2.0 (-1)	1,150 (-3%)	7mo	$160,000	$139	64
748 Striped Bass Ct	0.17mi	3/2.5	1,360 (+15%)	5mo	$265,900	$196	61
761 Striped Bass Ct	0.01mi	3/2.5	1,360 (+15%)	15mo	$272,900	$201	60
904 Bream Cir	0.16mi	3/2.5	1,360 (+15%)	8mo	$281,000	$207	59
669 Perch Ln	0.10mi	3/2.5	1,360 (+15%)	14mo	$270,900	$199	57
1041 Huran Ln	0.51mi	2/2.0 (-1)	1,050 (-11%)	9mo	$318,000	$303	44

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

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.52×
• Total profit: $35,617
• Equity at exit: $115,568

10-year hold

• IRR: 11.2%
• Equity multiple: 2.75×
• Total profit: $119,093
• Equity at exit: $183,352

Cash invested: $67,904 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,126 medium
• Mortgage (P&I): −$1,272
• Tax est. 1.5%: −$303 /mo · $3,638/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $4

Break-even live

Break-even rent $2,121

Max offer price $242,515

Occupancy floor 95%

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: $60,629
• Closing costs: $7,275
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	23d	1	0.20mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	23d	1	1.08mi
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	23d	1	1.20mi

Listing history 16 events

1. 2026-06-19
   days on market $207,080 Active 961 DOM
2. 2026-06-18
   days on market $207,080 Active 960 DOM
3. 2026-06-17
   days on market $207,080 Active 959 DOM
4. 2026-06-16
   days on market $207,080 Active 958 DOM
5. 2026-06-15
   days on market $207,080 Active 957 DOM
6. 2026-06-14
   days on market $207,080 Active 955 DOM
7. 2026-06-12
   days on market $207,080 Active 954 DOM
8. 2026-06-09
   days on market $207,080 Active 951 DOM
9. 2026-06-08
   days on market $207,080 Active 950 DOM
10. 2026-06-07
    days on market $207,080 Active 949 DOM
11. 2026-06-07
    days on market $207,080 Active 948 DOM
12. 2026-06-04
    days on market $207,080 Active 945 DOM
13. 2026-06-02
    days on market $207,080 Active 944 DOM
14. 2026-06-01
    days on market $207,080 Active 943 DOM
15. 2026-05-31
    days on market $207,080 Active 942 DOM
16. 2026-05-31
    days on market $207,080 Active 941 DOM

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

Taxation est. · year 1

• Rental income: $25,515
• − Mortgage interest: −$13,585
• − Property taxes: −$3,638
• − Insurance: −$1,213
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$7,055
• Taxable loss: −$4,058
• Est. tax savings @ 24.0%: +$974
• After-tax cash flow: $1,019/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 — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, SC
• Population (ZIP): 4,658

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 (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 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: ▲ 3.47%
• Current HPI: 193.5623
• 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