383 W Broad St · Darlington, SC 29536

$84,900

5 bd · 3.0 ba · 2,473 sqft · Other public records · 42 Days on market

Built 1916 0.49 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A classic 1916.. . 5 bedrooms 2.5 bathrooms 4 fireplaces 2 stories house with 9' ceilings and a recent 2018 new roof. .. on the main road of Darlington. .. Huge kitchen and formal dining room. .. Some renovations have been started. .. and awaiting a new owner to complete. .. Make an offer

Key facts

• Community amenities
• Historic appeal
• Two story home

Tags

• TWO STORY HOME
• ORIGINAL FIREPLACES
• HISTORIC APPEAL
• EASY ACCESS TO LOCAL SHOPS
• COMMUNITY AMENITIES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Wood siding exterior; Shingle roof; Built above grade (finished area: 2,473)
• Exterior features: Front porch

Interior

• Kitchen: Range
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Three fireplaces, including a living room fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.6% in Darlington — 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 57/100 on livability (#268 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: St. John'S Elementary (math 30% / reading 30%, grade F, #394 of 597 statewide, top 66%, 535 students, 100% FRL); Darlington Middle (math 21% / reading 28%, grade F, #166 of 229 statewide, top 72%, 919 students, 100% FRL); Darlington High (math 49% / reading 73%, grade C+, #105 of 196 statewide, top 54%, 1,054 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 active listings in the ZIP; 195 units permitted in Darlington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Darlington County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.45% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.03%
• DSCR: 1.80
• GRM: 5.8

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $9,020
• Equity at exit: $12,659

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $37,281
• Equity at exit: $7,341

Cash invested: $23,772 (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 29536

• Home prices YoY: -33.9%
• Active inventory: 78
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$132 /mo · $1,587/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $357

Break-even live

Break-even rent $776

Max offer price $84,900

Occupancy floor 66%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $84,900 Active 42 DOM
2. 2026-06-18
   days on market $84,900 Active 41 DOM
3. 2026-06-17
   days on market $84,900 Active 40 DOM
4. 2026-06-16
   days on market $84,900 Active 39 DOM
5. 2026-06-15
   days on market $84,900 Active 38 DOM
6. 2026-06-14
   days on market $84,900 Active 36 DOM
7. 2026-06-13
   days on market $84,900 Active 35 DOM
8. 2026-06-10
   days on market $84,900 Active 33 DOM
9. 2026-06-09
   days on market $84,900 Active 32 DOM
10. 2026-06-09
    price $84,900 Active 31 DOM
11. 2026-06-08
    days on market $99,900 Active 31 DOM
12. 2026-06-07
    days on market $99,900 Active 30 DOM
13. 2026-06-05
    days on market $99,900 Active 27 DOM
14. 2026-06-03
    days on market $99,900 Active 26 DOM
15. 2026-06-02
    days on market $99,900 Active 25 DOM
16. 2026-06-01
    days on market $99,900 Active 24 DOM
17. 2026-05-31
    days on market $99,900 Active 23 DOM
18. 2026-05-30
    days on market $99,900 Active 22 DOM
19. 2026-05-07
    listed $99,900 Active
20. 2024-01-02
    soldstatus $60,000
21. 2023-12-21
    soldstatus 291-char remark

    Show marketing remark (291 chars)

    A classic 1916.. . 5 bedrooms 2.5 bathrooms 4 fireplaces 2 stories house with 9' ceilings and a recent 2018 new roof. .. on the main road of Darlington. .. Huge kitchen and formal dining room. .. Some renovations have been started. .. and awaiting a new owner to complete. .. Make an offer

22. 2022-10-04
    listed $74,000 291-char remark

    Show marketing remark (291 chars)

    A classic 1916.. . 5 bedrooms 2.5 bathrooms 4 fireplaces 2 stories house with 9' ceilings and a recent 2018 new roof. .. on the main road of Darlington. .. Huge kitchen and formal dining room. .. Some renovations have been started. .. and awaiting a new owner to complete. .. Make an offer

23. 2022-04-22
    soldstatus 161-char remark

    Show marketing remark (161 chars)

    Priced to sell. .. Handyman's Dream. .. Great potential!!! SOLD AS IS ! Roof was installed in 2018. Step back in time when people took great pride in building !

24. 2021-12-10
    listed $30,000 161-char remark

    Show marketing remark (161 chars)

    Priced to sell. .. Handyman's Dream. .. Great potential!!! SOLD AS IS ! Roof was installed in 2018. Step back in time when people took great pride in building !

ⓘ 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: $1,587 · $132/mo
• Projected year-2 tax: $1,587 · $132/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,733
• − Mortgage interest: −$4,756
• − Property taxes: −$1,587
• − Insurance: −$424
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$2,470
• Taxable income: $3,139
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $3,532/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: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 of 80 in SC

Livability — Darlington

• Score: 57/100
• State rank: #268
• US rank: #21556

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Darlington, SC
• Population (ZIP): 15,825

Population outlook (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 54% White 36% Two or more races 5% Hispanic / Latino 4% Native American 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.08%
• Current HPI: 89.7124
• 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

+233.0% since first listed

6 events — show timeline

• 2026-05-07 Listed $99,900 RAGPD
• 2024-01-02 Sold (Public Records) $60,000 Public Records
• 2023-12-21 Sold (MLS) — RAGPD
• 2022-10-04 Listed $74,000 RAGPD
• 2022-04-22 Sold (MLS) — RAGPD
• 2021-12-10 Listed $30,000 RAGPD

Property tax history

+2.8%/yr

Latest (2025): $1,587 · +3.9% YoY. Source: county tax records.