135 Wells Cir · St. Stephen, SC 29479

$195,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 345 Days on market

Built 1983 10,018 sqft lot Est $273k · 29% under

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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 +15.0/15.0
• Appreciation +9.2/10.0
• Cash flow +8.5/30.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

Great investment property in St. Stephen! This three bedroom, one bath home is situated on a nice size lot. It features a living room, kitchen with an attached dining area, 3 bedrooms, 1 full bath, laundry hook-ups, a bonus space, and a large storage closet. This home was recently remodeled. With a little TLC from the next owner, it could be brought back to life.

Key facts

• Nice size lot
• Large storage closet
• Living room

Tags

• NICE SIZE LOT
• LIVING ROOM
• KITCHEN WITH DINING AREA
• LAUNDRY HOOK-UPS
• BONUS SPACE
• LARGE STORAGE CLOSET

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single family detached home; One story; Ground-level entry; Located in Curriboo Heights subdivision; Level lot under 0.5 acre
• Exterior features: Architectural roof

Interior

• Kitchen: Dishwasher; Electric oven
• Bedrooms: 3 bedrooms; Master bedroom with ceiling fan
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Smooth ceilings; Ceiling fans; Eat-in kitchen; Formal living area; Utility space
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (18.8% below list).
• Recommended offer: $158k (18.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: St. Stephen Elementary (math 12% / reading 27%, grade F, #499 of 597 statewide, top 84%, 291 students, 100% FRL); St. Stephen Middle (math 2% / reading 22%, grade F, #216 of 229 statewide, top 96%, 209 students, 100% FRL); Timberland High (math 17% / reading 72%, grade F, #166 of 196 statewide, top 87%, 704 students, 100% FRL) — zoned schools average 100% FRL vs 48% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Berkeley 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 52 active listings in the ZIP; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (8.4% local appreciation)).
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $158,263 (18.8% 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 345 days. Have you received any prior offers? Is the seller open to a 19% 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. 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?
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: 0.81% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $273,456
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Gourdin St	0.61mi	4/2.0 (+1)	1,248 (-4%)	4mo	$228,000	$183	53
1106 Graham St	0.54mi	3/2.0	1,470 (+13%)	4mo	$310,000	$211	45

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

Projected returns pro-forma

8.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.36×
• Total profit: $74,365
• Equity at exit: $153,293

10-year hold

• IRR: 17.0%
• Equity multiple: 5.11×
• Total profit: $224,282
• Equity at exit: $309,327

Cash invested: $54,600 (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 29479

• Home prices YoY: 2.6%
• Active inventory: 52
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,583 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$317 /mo · $3,805/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-171

Break-even live

Break-even rent $1,799

Max offer price $164,851

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-115	+0% $-171	+5% $-226	+10% $-281
Rent	-10% $-296	-5% $-233	+0% $-171	+5% $-108	+10% $-46
Rate	-1.0pp $-72	-0.5pp $-121	base $-171	+0.5pp $-221	+1.0pp $-273

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $195,000 Active 345 DOM
2. 2026-06-18
   days on market $195,000 Active 342 DOM
3. 2026-06-17
   days on market $195,000 Active 341 DOM
4. 2026-06-16
   days on market $195,000 Active 340 DOM
5. 2026-06-15
   days on market $195,000 Active 339 DOM
6. 2026-06-13
   days on market $195,000 Active 337 DOM
7. 2026-06-13
   days on market $195,000 Active 336 DOM
8. 2026-06-10
   days on market $195,000 Active 334 DOM
9. 2026-06-09
   days on market $195,000 Active 333 DOM
10. 2026-06-08
    days on market $195,000 Active 332 DOM
11. 2026-06-07
    days on market $195,000 Active 331 DOM
12. 2026-06-05
    days on market $195,000 Active 328 DOM
13. 2026-06-03
    days on market $195,000 Active 327 DOM
14. 2026-06-03
    days on market $195,000 Active 326 DOM
15. 2026-06-01
    days on market $195,000 Active 325 DOM
16. 2026-05-31
    days on market $195,000 Active 324 DOM
17. 2026-05-13
    price $195,000
18. 2026-01-15
    price $205,000
19. 2025-12-08
    price $215,000
20. 2025-09-24
    price $220,500
21. 2025-07-11
    listed $225,000 Active
22. 2023-06-26
    soldstatus $223,900
23. 2023-02-15
    soldstatus $72,000

ⓘ 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: $3,805 · $317/mo
• Projected year-2 tax: $3,805 · $317/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 8/10 Severe 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,992
• − Mortgage interest: −$10,923
• − Property taxes: −$3,805
• − Insurance: −$975
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$5,673
• Taxable loss: −$5,423
• Est. tax savings @ 24.0%: +$1,302
• After-tax cash flow: $-746/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — St. Stephen

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Stephen, SC
• Population (ZIP): 6,287

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 45% White 42% Hispanic / Latino 11% Two or more races 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.39%
• Current HPI: 333.0749
• 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

+170.8% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $195,000 Charleston Trident MLS
• 2026-01-15 Price Changed $205,000 Charleston Trident MLS
• 2025-12-08 Price Changed $215,000 Charleston Trident MLS
• 2025-09-24 Price Changed $220,500 Charleston Trident MLS
• 2025-07-11 Listed $225,000 Charleston Trident MLS
• 2023-06-26 Sold (Public Records) $223,900 Public Records
• 2023-02-15 Sold (Public Records) $72,000 Public Records

Property tax history

+43.6%/yr

Latest (2025): $3,805 · +190.0% YoY. Source: county tax records.