750 Wolfe St · Elloree, SC 29047

$39,900

3 bd · 2.0 ba · 1,185 sqft · SingleFamily public records · 11 Days on market

Built 1970 0.39 ac lot

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 750 wolfe street Inspections Completed Repairs Completed this one is ready to go Clear Cl-100 This home is 3 beds 2 full baths. with a bonus room that could made to the 4th bedroom its is currently configured as a separate den. New windows, new HVAC, new roof, new flooring, new electrical, new plumbing, new appliances, new kitchen new everything. dont miss your opportunity come see it today Seller is Motivated at this price it is AS IS

Key facts

• 0.39 acre lot
• Built 1970
• Listed 10 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available; Cable available; Water available; Sewer available; Natural gas not available
• Home design: Single-family house; One story; Residential property
• Construction: Built with other/unspecified materials
• Exterior features: Shingle roof; Paved road access; Publicly maintained road

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Laminate flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Cap rate 38.3% vs local median 3.8% in Elloree — 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 52/100 on livability (#343 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Market conditions: 53 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 $1k of equity ($276 loan paydown + $1k appreciation (2.8% 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 (2.8% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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

• Climate carrying-cost: major flood risk; 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 $39,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 4.25% ✓
• Cap rate: 38.31%
• Cash-on-cash: 114.36%
• DSCR: 6.09
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $216,855
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
850 Hampton St	0.25mi	2/1.0 (-1)	1,109 (-6%)	2mo	$63,000	$57	67
129 Monsum Ct	0.63mi	3/2.0	1,120 (-6%)	14mo	$205,000	$183	50

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

Projected returns pro-forma

2.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.47×
• Total profit: $72,305
• Equity at exit: $17,585

10-year hold

• IRR: —
• Equity multiple: 15.57×
• Total profit: $162,830
• Equity at exit: $26,827

Cash invested: $11,172 (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 29047

• Home prices YoY: 1.6%
• Active inventory: 53
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,697 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $1,065

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 32%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $39,900 Active 11 DOM
2. 2026-06-18
   days on market $39,900 Active 10 DOM
3. 2026-06-17
   days on market $39,900 Active 9 DOM
4. 2026-06-16
   days on market $39,900 Active 8 DOM
5. 2026-06-15
   days on market $39,900 Active 7 DOM
6. 2026-06-14
   days on market $39,900 Active 5 DOM
7. 2026-06-12
   days on market $39,900 Active 4 DOM
8. 2026-06-09
   remarks 193-char remark
9. 2026-06-09
   listed $39,900 Active 1 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $20,360
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$1,161
• Taxable income: $12,909
• Est. tax owed @ 24.0%: −$3,098
• After-tax cash flow: $9,678/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 — Elloree

• Score: 52/100
• State rank: #343
• US rank: #24710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,745
• Population (ZIP): 3,745

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 (53%)
• Race & ethnicity: Black 53% White 42% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 1% Russian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · 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: ▲ 2.84%
• Current HPI: 175.3194
• 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

-72.5% since first listed

12 events — show timeline

• 2026-06-08 Listed $39,900 SBOR
• 2022-06-15 Sold (Public Records) $119,000 Public Records
• 2022-06-15 Sold (MLS) $119,000 Charleston Trident MLS
• 2022-05-13 Contingent — Charleston Trident MLS
• 2022-05-02 Price Changed $119,000 Charleston Trident MLS
• 2022-05-02 Relisted — Charleston Trident MLS
• 2022-03-23 Contingent — Charleston Trident MLS
• 2022-01-06 Price Changed $113,000 Charleston Trident MLS
• 2021-09-27 Price Changed $129,789 Charleston Trident MLS
• 2021-09-08 Price Changed $134,900 Charleston Trident MLS
• 2021-08-05 Price Changed $138,900 Charleston Trident MLS
• 2021-07-12 Listed $144,900 Charleston Trident MLS

Property tax history

+21.3%/yr

Latest (2025): $2,973 · +1.5% YoY. Source: county tax records.