102 Montegue St · Santee, SC 29142

$110,000

4 bd · 1.5 ba · 1,125 sqft · SingleFamily public records · 14 Days on market

Built 1971 0.72 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Seller will finance home for buyer including funds needed for repairs! fOpportunity awaits at 102 Montegue Street in Santee! Situated on a spacious 0.73-acre corner lot, this 4-bedroom, 1.5-bath home offers 1,125 square feet of potential for investors, renovators, or buyers looking to create a home that fits their vision. The property features mature shade trees that provide natural beauty and privacy, along with a mostly fenced yard and a charming front porch perfect for enjoying the outdoors. An additional storage building in the backyard offers extra space for tools, equipment, or hobbies. Conveniently tucked away just off Bass Road, this home offers a peaceful setting while remaining c

Key facts

• 0.73-acre corner lot
• Charming front porch
• Peaceful setting

Tags

• 0.73-ACRE CORNER LOT
• MATURE SHADE TREES
• MOSTLY FENCED YARD
• CHARMING FRONT PORCH
• ADDITIONAL STORAGE BUILDING
• PEACEFUL SETTING

Property features AI

Finance

• Other: .5 - 1 acre wooded lot; No subdivision

Exterior

• Parking: Off-street parking
• Home design: Single-family detached home; One story
• Construction: Asphalt roof
• Exterior features: Metal enclosed fence; Shed(s)

Interior

• Bedrooms: 4 bedrooms (master bedroom has ceiling fan)
• Bathrooms: 2 total bathrooms (1.5)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 15.3% vs local median 5.4% in Santee — 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 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; 1 comparable units currently listed for rent nearby; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($761 loan paydown + $4k 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.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $21k; list at $110k implies a 435% gain — meaningful room to come down on a strong offer.

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 $110,000

Questions for the listing agent

1. Built in 1971 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.82% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.06%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $232,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Striped Bass Ct	0.75mi	3/2.0 (-1)	1,183 (+5%)	4mo	$249,900	$211	46
753 Striped Bass Ct	0.64mi	3/2.0 (-1)	1,183 (+5%)	11mo	$247,850	$210	46
133 Congaree Ct	0.56mi	3/2.0 (-1)	1,183 (+5%)	17mo	$240,000	$203	45
137 Congaree Ct	0.54mi	3/2.0 (-1)	1,183 (+5%)	18mo	$245,000	$207	44
744 Striped Bass Ct	0.65mi	3/2.0 (-1)	1,183 (+5%)	12mo	$239,850	$203	44
147 Congaree Ct	0.51mi	3/2.0 (-1)	1,183 (+5%)	21mo	$247,000	$209	43
123 Congaree Ct	0.59mi	3/2.0 (-1)	1,183 (+5%)	18mo	$235,000	$199	42
665 Perch Ln	0.63mi	3/2.0 (-1)	1,183 (+5%)	17mo	$245,000	$207	41
127 Congaree Ct	0.57mi	3/2.0 (-1)	1,183 (+5%)	20mo	$236,918	$200	41
764 Striped Bass Ct	0.62mi	3/2.0 (-1)	1,183 (+5%)	19mo	$235,000	$199	40
737 Striped Bass Ct	0.65mi	3/2.0 (-1)	1,183 (+5%)	19mo	$230,000	$194	38
179 William Clark Blvd	0.72mi	3/2.0 (-1)	1,183 (+5%)	22mo	$259,900	$220	33

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

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 3.22×
• Total profit: $68,478
• Equity at exit: $52,420

10-year hold

• IRR: 38.2%
• Equity multiple: 6.42×
• Total profit: $166,992
• Equity at exit: $83,165

Cash invested: $30,800 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $823

Break-even live

Break-even rent $958

Max offer price $110,000

Occupancy floor 54%

Sensitivity live

Price	-10% $885	-5% $854	+0% $823	+5% $792	+10% $761
Rent	-10% $665	-5% $744	+0% $823	+5% $902	+10% $981
Rate	-1.0pp $878	-0.5pp $851	base $823	+0.5pp $794	+1.0pp $765

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	24d	1	0.66mi

Listing history 12 events

1. 2026-06-12
   statusdays on market $110,000 Pending 14 DOM
2. 2026-06-09
   days on market $110,000 Active 11 DOM
3. 2026-06-08
   days on market $110,000 Active 10 DOM
4. 2026-06-07
   days on market $110,000 Active 9 DOM
5. 2026-06-07
   days on market $110,000 Active 8 DOM
6. 2026-06-04
   days on market $110,000 Active 5 DOM
7. 2026-06-02
   days on market $110,000 Active 4 DOM
8. 2026-06-01
   days on market $110,000 Active 3 DOM
9. 2026-05-31
   days on market $110,000 Active 2 DOM
10. 2026-05-29
    listed $110,000 Active
11. 1990-10-01
    soldstatus $20,578
12. 1990-10-01
    soldstatus $38,000

ⓘ 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: $1,612 · $134/mo
• Projected year-2 tax: $1,612 · $134/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 ≥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: $24,000
• − Mortgage interest: −$6,162
• − Property taxes: −$1,612
• − Insurance: −$550
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,200
• Taxable income: $8,636
• Est. tax owed @ 24.0%: −$2,073
• After-tax cash flow: $7,803/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

• Census place: Santee, SC
• 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

+434.6% since first listed

3 events — show timeline

• 2026-05-29 Listed $110,000 Charleston Trident MLS
• 1990-10-01 Sold (Public Records) $38,000 Public Records
• 1990-10-01 Sold (Public Records) $20,578 Public Records

Property tax history

+1.7%/yr

Latest (2024): $1,612 · +15.2% YoY. Source: county tax records.