7424 Five Chop Rd · Santee, SC 29142

$89,500

3 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 88 Days on market

Built 1999 1.46 ac lot

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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 +6.7/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fantastic Opportunity in a Prime Location! Just minutes from the Town of Santee, Santee State Park, and with easy access to I-95 and I-26, this property is conveniently located near Orangeburg for all your shopping, dining, and daily needs. This spacious 4-bedroom, 2-bathroom doublewide sits on 1.46 acres, offering plenty of room to relax and enjoy the outdoors. Surrounded by neighboring homes in a quiet, attractive area, the setting provides both privacy and community. The home does require some TLC, making it a great opportunity to add your personal touch and build instant equity. With the right vision, this property has the potential to shine truly. Additional Information: Square footage

Key facts

• Easy access to i-95
• 1.46 acres
• Easy access to i-26

Tags

• EASY ACCESS TO I-95
• EASY ACCESS TO I-26
• 1.46 ACRES
• QUIET ATTRACTIVE AREA
• PRIVACY AND COMMUNITY

Property features AI

Exterior

• Utilities: Well water; Septic sewer
• Home design: One-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access

Interior

• Bedrooms: Master bedroom on the main level; All additional bedrooms on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Living room and family room on the main level; Laundry located in heated space; washer/dryer on the main level; Total heated area approximately 2,016
• Laundry & utility: Laundry in heated space with washer/dryer on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 5.4% in Santee — 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 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Zoned schools: Vance-Providence Elementary (math 10%, 229 students, 100% FRL); Lake Marion High School (math 24%, 692 students, 100% FRL).
• Market conditions: 154 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 $4k of equity ($619 loan paydown + $3k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $90k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
7. 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.
8. 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: 1.95% ✓
• Cap rate: 17.00%
• Cash-on-cash: 38.25%
• DSCR: 2.70
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 44.5%
• Equity multiple: 3.55×
• Total profit: $63,922
• Equity at exit: $42,650

10-year hold

• IRR: 43.8%
• Equity multiple: 7.13×
• Total profit: $153,521
• Equity at exit: $67,666

Cash invested: $25,060 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $799

Break-even live

Break-even rent $730

Max offer price $89,500

Occupancy floor 49%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $89,500 Active 88 DOM
2. 2026-06-18
   days on market $89,500 Active 87 DOM
3. 2026-06-17
   days on market $89,500 Active 86 DOM
4. 2026-06-16
   days on market $89,500 Active 85 DOM
5. 2026-06-15
   days on market $89,500 Active 84 DOM
6. 2026-06-14
   days on market $89,500 Active 82 DOM
7. 2026-06-12
   days on market $89,500 Active 81 DOM
8. 2026-06-09
   days on market $89,500 Active 78 DOM
9. 2026-06-08
   days on market $89,500 Active 77 DOM
10. 2026-06-07
    days on market $89,500 Active 76 DOM
11. 2026-06-07
    days on market $89,500 Active 75 DOM
12. 2026-06-04
    days on market $89,500 Active 72 DOM
13. 2026-06-02
    days on market $89,500 Active 71 DOM
14. 2026-06-01
    days on market $89,500 Active 70 DOM
15. 2026-05-31
    days on market $89,500 Active 69 DOM
16. 2026-05-31
    days on market $89,500 Active 68 DOM
17. 2026-03-28
    price $89,500
18. 2026-03-23
    listed $98,500 Active
19. 2026-02-06
    price $97,500
20. 2026-01-17
    price $98,000
21. 2026-01-13
    price $98,500
22. 2025-12-19
    listed $99,500 Active
23. 2022-04-09
    price $875
24. 2022-04-06
    historical
25. 2022-03-30
    price $89,500
26. 2022-02-22
    listed $99,500 Active
27. 2021-11-29
    historical
28. 2021-11-16
    price $85,500
29. 2021-10-05
    price $86,500
30. 2021-09-22
    price $87,500
31. 2021-09-17
    price $91,500
32. 2021-08-13
    price $92,500
33. 2021-08-03
    listed $95,000 Active
34. 2006-01-25
    soldstatus $57,500

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $841 · $70/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $20,894
• − Mortgage interest: −$5,013
• − Property taxes: −$841
• − Insurance: −$448
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$2,604
• Taxable income: $8,646
• Est. tax owed @ 24.0%: −$2,075
• After-tax cash flow: $7,511/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

• 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

Price history

+55.7% since first listed

18 events — show timeline

• 2026-03-28 Price Changed $89,500 Consolidated MLS
• 2026-03-23 Listed $98,500 Consolidated MLS
• 2026-02-06 Price Changed $97,500 Consolidated MLS
• 2026-01-17 Price Changed $98,000 Consolidated MLS
• 2026-01-13 Price Changed $98,500 Consolidated MLS
• 2025-12-19 Listed $99,500 Consolidated MLS
• 2022-04-09 Price Changed $875 RENT.
• 2022-04-06 Delisted — Consolidated MLS
• 2022-03-30 Price Changed $89,500 Consolidated MLS
• 2022-02-22 Listed $99,500 Consolidated MLS
• 2021-11-29 Listing Removed — Charleston Trident MLS
• 2021-11-16 Price Changed $85,500 Charleston Trident MLS
• 2021-10-05 Price Changed $86,500 Charleston Trident MLS
• 2021-09-22 Price Changed $87,500 Charleston Trident MLS
• 2021-09-17 Price Changed $91,500 Charleston Trident MLS
• 2021-08-13 Price Changed $92,500 Charleston Trident MLS
• 2021-08-03 Listed $95,000 Charleston Trident MLS
• 2006-01-25 Sold (Public Records) $57,500 Public Records

Property tax history

+6.3%/yr

Latest (2024): $841 · +15.2% YoY. Source: county tax records.