214 Avocada Dr · Santee, SC 29142

$244,999

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 159 Days on market

Built 2025 0.40 ac lot ↓ 8% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• 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
• 1% rule +1.9/10.0
• DSCR +1.3/10.0

Listing remarks

Move-in-ready residence offers 3 bedrooms and 2 full bathrooms. Enjoy the freedom of NO HOA along with both a front and back yard, offering space for relaxation and outdoor enjoyment. This home features 9-foot ceilings, luxury LVP flooring throughout with no carpet, and a welcoming front porch. The fully upgraded kitchen includes soft-close cabinetry, granite countertops, ample storage, and a functional layout ideal for both daily use and hosting. A perfect blend of modern design, quality finishes, and low-maintenance living--schedule your showing today!

Key facts

• Luxury lvp flooring
• Front and back yard
• No hoa

Tags

• NO HOA
• FRONT AND BACK YARD
• 9-FOOT CEILINGS
• LUXURY LVP FLOORING
• WELCOMING FRONT PORCH
• FULLY UPGRADED KITCHEN

Property features AI

Finance

• Other: Located in Lake Marion area

Exterior

• Utilities: Septic system
• Home design: Single-family detached home; One level
• Construction: New construction
• Exterior features: Lot size under 0.5 acre

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: New construction home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (30.6% below list).
• Recommended offer: $170k (30.6% below list) — sets the bar for 1% rule.

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: Elloree Elementary (math 10%, 387 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 $10k of equity ($2k loan paydown + $9k 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.
• 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 159 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: severe wind risk, 80% chance of damaging wind over 30y; major 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 $170,107 (30.6% 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 159 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.11%
• DSCR: 0.73
• GRM: 12.0

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: 3.3%
• Equity multiple: 1.20×
• Total profit: $13,488
• Equity at exit: $116,752

10-year hold

• IRR: 6.5%
• Equity multiple: 2.05×
• Total profit: $71,743
• Equity at exit: $185,230

Cash invested: $68,600 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,701 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-349

Break-even live

Break-even rent $2,143

Max offer price $194,457

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $244,999 Active 159 DOM
2. 2026-06-18
   days on market $244,999 Active 158 DOM
3. 2026-06-17
   days on market $244,999 Active 157 DOM
4. 2026-06-16
   days on market $244,999 Active 156 DOM
5. 2026-06-15
   days on market $244,999 Active 155 DOM
6. 2026-06-14
   days on market $244,999 Active 153 DOM
7. 2026-06-12
   days on market $244,999 Active 152 DOM
8. 2026-06-09
   days on market $244,999 Active 149 DOM
9. 2026-06-08
   days on market $244,999 Active 148 DOM
10. 2026-06-07
    days on market $244,999 Active 147 DOM
11. 2026-06-07
    days on market $244,999 Active 146 DOM
12. 2026-06-04
    days on market $244,999 Active 143 DOM
13. 2026-06-02
    days on market $244,999 Active 142 DOM
14. 2026-06-01
    days on market $244,999 Active 141 DOM
15. 2026-05-31
    days on market $244,999 Active 140 DOM
16. 2026-05-31
    days on market $244,999 Active 139 DOM
17. 2026-01-11
    listed $244,999 Active
18. 2026-01-08
    historical
19. 2025-12-18
    price $239,999
20. 2025-12-17
    price $259,999
21. 2025-12-16
    listed $265,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 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: $20,413
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$7,127
• Taxable loss: −$8,604
• Est. tax savings @ 24.0%: +$2,065
• After-tax cash flow: $-2,126/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

-7.5% since first listed

5 events — show timeline

• 2026-01-11 Listed $244,999 Charleston Trident MLS
• 2026-01-08 Listing Removed — Charleston Trident MLS
• 2025-12-18 Price Changed $239,999 Charleston Trident MLS
• 2025-12-17 Price Changed $259,999 Charleston Trident MLS
• 2025-12-16 Listed $265,000 Charleston Trident MLS