303 Butler St · Westminster, SC 29693

$109,900

3 bd · 2.0 ba · 1,014 sqft · SingleFamily public records · 6 Days on market

Built 1967 0.43 ac lot Est $191k · 42% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a home with potential? This 3-bedroom, 1-bath home sits on a spacious double lot totaling approximately 0.43 acres and offers an excellent opportunity for homeowners, investors, or anyone looking to build instant equity. Located on a quiet street in Westminster, the property features a large living room, functional kitchen, and a full walkout basement with interior access. While the home could benefit from some updates and improvements, it is currently livable and offers tremendous upside for the next owner. The expansive basement provides the potential to add significant finished living space, bringing the home to more than 2,000 square feet when completed. A covered front sun

Key facts

• Walkout basement
• Double lot
• Oversized lot

Tags

• DOUBLE LOT
• WALKOUT BASEMENT
• COVERED FRONT SUN PORCH
• OVERSIZED LOT

Property features AI

Exterior

• Parking: Detached carport; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home; Over 50 years old; Walk-out basement (unfinished, interior entry)
• Construction: Vinyl siding; Shingle/composition roof; Basement foundation
• Exterior features: City lot with a mix of level and gently sloping terrain; Not in a subdivision

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating (gas); Window air conditioning units
• Interior features: Workshop; Sunroom; Other finished spaces
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.7% vs local median 4.0% in Westminster — 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 65/100 on livability (#137 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B; Watch: schools F, amenities F, commute F.
• Oconee 01 (rural): math 41% / reading 47% proficiency, ranked #27 of 80 in SC (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 306 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 648 units permitted in Oconee County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1967 — 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. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.82%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $190,632
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Highland Ave	0.44mi	3/2.0	1,100 (+8%)	10mo	$209,900	$191	57
213 Park Ave	0.52mi	2/1.0 (-1)	984 (-3%)	7mo	$145,000	$147	56
309 S Isundega St	0.44mi	3/1.0	1,087 (+7%)	11mo	$190,000	$175	55
111 Riley St	0.37mi	2/1.0 (-1)	1,118 (+10%)	5mo	$210,000	$188	53
202 South Broad St	0.30mi	2/1.0 (-1)	875 (-14%)	4mo	$169,000	$193	51
204 South Broad St	0.30mi	2/1.0 (-1)	875 (-14%)	4mo	$170,960	$195	51
112 Cedar St	0.71mi	2/1.0 (-1)	966 (-5%)	10mo	$170,000	$176	42
211 Park Ave	0.53mi	2/1.0 (-1)	936 (-8%)	16mo	$176,000	$188	40
313 Lakeside Dr	0.72mi	3/1.0	1,162 (+15%)	8mo	$95,000	$82	31
311 Lakeside Dr	0.70mi	2/1.0 (-1)	900 (-11%)	13mo	$100,000	$111	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 6.7%
• Equity multiple: 1.26×
• Total profit: $8,057
• Equity at exit: $16,386

10-year hold

• IRR: 16.1%
• Equity multiple: 2.31×
• Total profit: $40,383
• Equity at exit: $9,502

Cash invested: $30,772 (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 29693

• Active inventory: 306
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $406

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 67%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 S Hampton St Westminster, SC	2.0	1.0	1000	$1,475	$1.48	14d	1	0.83mi

Listing history 6 events

1. 2026-06-18
   days on market $109,900 Active 6 DOM
2. 2026-06-17
   days on market $109,900 Active 5 DOM
3. 2026-06-16
   days on market $109,900 Active 4 DOM
4. 2026-06-15
   days on market $109,900 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $109,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,700
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$3,197
• Taxable income: $3,317
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $4,073/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: Oconee 01
• NCES district ID: 4503060
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $42,074
• Composite: 37.03/100
• National rank: #4516
• State rank: #27 of 80 in SC

Livability — Westminster

• Score: 65/100
• State rank: #137
• US rank: #13262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westminster, SC
• Population (ZIP): 13,826

Population outlook (Oconee County) Hauer SSP2

• Today (2025): 77,950 people
• By 2030: 78,551 · +0.8%
• By 2040: 78,628 · +0.9%
• By 2050: 77,052 · -1.2%
• By 2075: 71,098 · -8.8%
• By 2100: 61,216 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 3%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Oconee

• 2024 margin: Solid R (+51.5) · D 23.6% · R 75.2% · Other 1.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -37.5pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+47.4 2016: R+48.1 2012: R+42.6 2008: R+37.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.35%
• Current HPI: 167.8352
• 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

1 event — show timeline

• 2026-06-12 Listed $109,900 WUMLS

Property tax history

-11.8%/yr

Latest (2025): $63 · -0.5% YoY. Source: county tax records.