111 Turner St · Clearwater, SC 29842

$122,849

4 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 293 Days on market

Built 1979 0.58 ac lot Est $101k · 22% over ↓ 10% since listing

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Why this score? — see what drove the C+ 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
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the Potential of This Beech Island Gem! Explore the possibilities in this 4-bedroom, 2-bath home set on a generous lot in peaceful Beech Island, SC. Brimming with opportunity, this property offers the perfect canvas for your personal touch. Included with the sale is an additional parcel located directly behind the home—ideal for a garden, outdoor entertaining space, or even future expansion. A spacious workshop adds even more versatility, whether you're a hobbyist, DIY enthusiast, or simply need extra storage. Enjoy the best of both worlds with a quiet, rural setting just minutes from everywhere you need to be: 30 minutes to Savannah River Site Less than 15 minutes to North Augusta 25 minutes to Aiken Plus, 212 Key Family Rd is included in the sale, adding even more value and potential. Don't miss this opportunity to create something special—this charming property is ready for your vision!

Key facts

• Spacious lot
• Workshop
• Parcel behind home

Tags

• SPACIOUS LOT
• PARCEL BEHIND HOME
• WORKSHOP
• EXTRA SPACE FOR GARDENING
• EXTRA SPACE FOR ENTERTAINING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#263 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Aiken 01 (suburban): math 31% / reading 44% proficiency, ranked #36 of 80 in SC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jefferson Elementary (math 34% / reading 34%, grade F, #359 of 597 statewide, top 60%, 557 students, 100% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 81% FRL vs 54% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 137 active listings in the ZIP; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $850 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 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: major wind risk, 67% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,107 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.56% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.81%
• DSCR: 2.19
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $100,804
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Old Chavous Rd	0.46mi	3/1.0 (-1)	1,302 (+2%)	22mo	$103,000	$79	52

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: 20.7%
• Equity multiple: 1.84×
• Total profit: $28,997
• Equity at exit: $18,317

10-year hold

• IRR: 28.8%
• Equity multiple: 3.56×
• Total profit: $88,123
• Equity at exit: $10,622

Cash invested: $34,398 (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 29842

• Home prices YoY: -26.2%
• Active inventory: 137
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$644
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $768

Break-even live

Break-even rent $942

Max offer price $122,849

Occupancy floor 55%

Sensitivity live

Price	-10% $838	-5% $803	+0% $768	+5% $734	+10% $699
Rent	-10% $617	-5% $693	+0% $768	+5% $844	+10% $920
Rate	-1.0pp $830	-0.5pp $800	base $768	+0.5pp $737	+1.0pp $704

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: $30,712
• Closing costs: $3,685
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-03
   statusdays on marketlisting id $122,849 Pending 293 DOM
2. 2026-06-02
   statusdays on marketlisting id $122,849 Active 1 DOM
3. 2026-04-30
   status Pending

   Show marketing remark (936 chars)

   Unlock the Potential of This Beech Island Gem! Explore the possibilities in this 4-bedroom, 2-bath home set on a generous lot in peaceful Beech Island, SC. Brimming with opportunity, this property offers the perfect canvas for your personal touch. Included with the sale is an additional parcel located directly behind the home—ideal for a garden, outdoor entertaining space, or even future expansion. A spacious workshop adds even more versatility, whether you're a hobbyist, DIY enthusiast, or simply need extra storage. Enjoy the best of both worlds with a quiet, rural setting just minutes from everywhere you need to be: 30 minutes to Savannah River Site Less than 15 minutes to North Augusta 25 minutes to Aiken Plus, 212 Key Family Rd is included in the sale, adding even more value and potential. Don't miss this opportunity to create something special—this charming property is ready for your vision!

4. 2026-04-30
   status Pending

   Show marketing remark (936 chars)

   Unlock the Potential of This Beech Island Gem! Explore the possibilities in this 4-bedroom, 2-bath home set on a generous lot in peaceful Beech Island, SC. Brimming with opportunity, this property offers the perfect canvas for your personal touch. Included with the sale is an additional parcel located directly behind the home—ideal for a garden, outdoor entertaining space, or even future expansion. A spacious workshop adds even more versatility, whether you're a hobbyist, DIY enthusiast, or simply need extra storage. Enjoy the best of both worlds with a quiet, rural setting just minutes from everywhere you need to be: 30 minutes to Savannah River Site Less than 15 minutes to North Augusta 25 minutes to Aiken Plus, 212 Key Family Rd is included in the sale, adding even more value and potential. Don't miss this opportunity to create something special—this charming property is ready for your vision!

5. 2026-04-30
   historical

   Show marketing remark (936 chars)

   Unlock the Potential of This Beech Island Gem! Explore the possibilities in this 4-bedroom, 2-bath home set on a generous lot in peaceful Beech Island, SC. Brimming with opportunity, this property offers the perfect canvas for your personal touch. Included with the sale is an additional parcel located directly behind the home—ideal for a garden, outdoor entertaining space, or even future expansion. A spacious workshop adds even more versatility, whether you're a hobbyist, DIY enthusiast, or simply need extra storage. Enjoy the best of both worlds with a quiet, rural setting just minutes from everywhere you need to be: 30 minutes to Savannah River Site Less than 15 minutes to North Augusta 25 minutes to Aiken Plus, 212 Key Family Rd is included in the sale, adding even more value and potential. Don't miss this opportunity to create something special—this charming property is ready for your vision!

6. 2026-04-30
   historical 936-char remark

   Show marketing remark (936 chars)

   Unlock the Potential of This Beech Island Gem! Explore the possibilities in this 4-bedroom, 2-bath home set on a generous lot in peaceful Beech Island, SC. Brimming with opportunity, this property offers the perfect canvas for your personal touch. Included with the sale is an additional parcel located directly behind the home—ideal for a garden, outdoor entertaining space, or even future expansion. A spacious workshop adds even more versatility, whether you're a hobbyist, DIY enthusiast, or simply need extra storage. Enjoy the best of both worlds with a quiet, rural setting just minutes from everywhere you need to be: 30 minutes to Savannah River Site Less than 15 minutes to North Augusta 25 minutes to Aiken Plus, 212 Key Family Rd is included in the sale, adding even more value and potential. Don't miss this opportunity to create something special—this charming property is ready for your vision!

7. 2026-03-09
   price $122,849
8. 2026-03-09
   price $122,849
9. 2026-01-15
   price $127,849
10. 2026-01-15
    price $127,849
11. 2025-11-25
    status Active
12. 2025-11-24
    status Pending
13. 2025-09-07
    price $131,900
14. 2025-07-10
    listed $135,900 Active

    Show marketing remark (936 chars)

    Unlock the Potential of This Beech Island Gem! Explore the possibilities in this 4-bedroom, 2-bath home set on a generous lot in peaceful Beech Island, SC. Brimming with opportunity, this property offers the perfect canvas for your personal touch. Included with the sale is an additional parcel located directly behind the home—ideal for a garden, outdoor entertaining space, or even future expansion. A spacious workshop adds even more versatility, whether you're a hobbyist, DIY enthusiast, or simply need extra storage. Enjoy the best of both worlds with a quiet, rural setting just minutes from everywhere you need to be: 30 minutes to Savannah River Site Less than 15 minutes to North Augusta 25 minutes to Aiken Plus, 212 Key Family Rd is included in the sale, adding even more value and potential. Don't miss this opportunity to create something special—this charming property is ready for your vision!

15. 2025-07-10
    listed $129,849 Active

    Show marketing remark (936 chars)

    Unlock the Potential of This Beech Island Gem! Explore the possibilities in this 4-bedroom, 2-bath home set on a generous lot in peaceful Beech Island, SC. Brimming with opportunity, this property offers the perfect canvas for your personal touch. Included with the sale is an additional parcel located directly behind the home—ideal for a garden, outdoor entertaining space, or even future expansion. A spacious workshop adds even more versatility, whether you're a hobbyist, DIY enthusiast, or simply need extra storage. Enjoy the best of both worlds with a quiet, rural setting just minutes from everywhere you need to be: 30 minutes to Savannah River Site Less than 15 minutes to North Augusta 25 minutes to Aiken Plus, 212 Key Family Rd is included in the sale, adding even more value and potential. Don't miss this opportunity to create something special—this charming property is ready for your vision!

16. 2025-07-10
    listed $122,849 936-char remark

    Show marketing remark (936 chars)

    Unlock the Potential of This Beech Island Gem! Explore the possibilities in this 4-bedroom, 2-bath home set on a generous lot in peaceful Beech Island, SC. Brimming with opportunity, this property offers the perfect canvas for your personal touch. Included with the sale is an additional parcel located directly behind the home—ideal for a garden, outdoor entertaining space, or even future expansion. A spacious workshop adds even more versatility, whether you're a hobbyist, DIY enthusiast, or simply need extra storage. Enjoy the best of both worlds with a quiet, rural setting just minutes from everywhere you need to be: 30 minutes to Savannah River Site Less than 15 minutes to North Augusta 25 minutes to Aiken Plus, 212 Key Family Rd is included in the sale, adding even more value and potential. Don't miss this opportunity to create something special—this charming property is ready for your vision!

ⓘ 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: $581 · $48/mo
• Projected year-2 tax: $700 · $58/mo
• Expected delta: +$119/yr (+$10/mo · 20.5%)

ⓘ 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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $22,971
• − Mortgage interest: −$6,881
• − Property taxes: −$581
• − Insurance: −$614
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$3,574
• Taxable income: $7,645
• Est. tax owed @ 24.0%: −$1,835
• After-tax cash flow: $7,386/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: Aiken 01
• NCES district ID: 4500720
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $45,081
• Composite: 31.91/100
• National rank: #5857
• State rank: #36 of 80 in SC

Livability — Clearwater

• Score: 58/100
• State rank: #263
• US rank: #21161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,727

Population outlook (Aiken County) Hauer SSP2

• Today (2025): 178,003 people
• By 2030: 182,876 · +2.7%
• By 2040: 189,970 · +6.7%
• By 2050: 193,840 · +8.9%
• By 2075: 199,453 · +12.1%
• By 2100: 192,403 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 51% Black 31% Two or more races 14% Hispanic / Latino 10% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, Guatemala
• Languages at home: 92% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Aiken

• 2024 margin: Strong R (+25.9) · D 36.4% · R 62.2% · Other 1.4%
• 2008→2024 swing: -1.9pp toward R · 2008: -24.0pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+22.7 2016: R+27.5 2012: R+26.0 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.87%
• Current HPI: 171.2168
• 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

-9.6% since first listed

14 events — show timeline

• 2026-04-30 Pending — AMLS
• 2026-04-30 Pending — Hive MLS
• 2026-04-30 Listing Removed — Hive MLS
• 2026-04-30 Listing Removed — Hive MLS
• 2026-03-09 Price Changed $122,849 AMLS
• 2026-03-09 Price Changed $122,849 Hive MLS
• 2026-01-15 Price Changed $127,849 Hive MLS
• 2026-01-15 Price Changed $127,849 AMLS
• 2025-11-25 Relisted — AMLS
• 2025-11-24 Pending — AMLS
• 2025-09-07 Price Changed $131,900 AMLS
• 2025-07-10 Listed $122,849 Hive MLS
• 2025-07-10 Listed $129,849 Hive MLS
• 2025-07-10 Listed $135,900 AMLS

Property tax history

+19.6%/yr

Latest (2025): $581 · +170.0% YoY. Source: county tax records.