102 Montegue St · Santee, SC 29142

$95,000

4 bd · 1.5 ba · 1,125 sqft · SingleFamily public records · 144 Days on market

Built 1971 Fair condition 0.72 ac lot $84/sqft · 63% below area

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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 +2.2/5.0

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.

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

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 5.1% 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: 203 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 108d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).
• At $2,185/mo this rent would consume 52% of the median local household income ($51k/yr) (locally 31% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $95k implies a 362% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.30% ✓
• Cap rate: 19.60%
• Cash-on-cash: 47.52%
• DSCR: 3.11
• GRM: 3.6

CMA / ARV

• ARV (median comp): $255,259
• List price: $95,000
• Delta: -62.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Striped Bass Ct	0.73mi	3/2.0 (-1)	1,183 (+5%)	0mo	$216,500	$183	50
616 Perch Ln	0.74mi	3/2.0 (-1)	1,183 (+5%)	4mo	$218,005	$184	46
701 Striped Bass Ct	0.75mi	3/2.0 (-1)	1,183 (+5%)	9mo	$249,900	$211	42
753 Striped Bass Ct	0.64mi	3/2.0 (-1)	1,183 (+5%)	16mo	$247,850	$210	42
133 Congaree Ct	0.56mi	3/2.0 (-1)	1,183 (+5%)	21mo	$240,000	$203	41
137 Congaree Ct	0.54mi	3/2.0 (-1)	1,183 (+5%)	22mo	$245,000	$207	41
744 Striped Bass Ct	0.65mi	3/2.0 (-1)	1,183 (+5%)	17mo	$239,850	$203	40
123 Congaree Ct	0.59mi	3/2.0 (-1)	1,183 (+5%)	22mo	$235,000	$199	38
780 Striped Bass Ct	0.72mi	3/2.0 (-1)	1,183 (+5%)	16mo	$242,850	$205	38
665 Perch Ln	0.63mi	3/2.0 (-1)	1,183 (+5%)	21mo	$245,000	$207	37
685 Perch Ln	0.66mi	3/2.0 (-1)	1,183 (+5%)	21mo	$250,000	$211	36
764 Striped Bass Ct	0.62mi	3/2.0 (-1)	1,183 (+5%)	23mo	$235,000	$199	36

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: 53.4%
• Equity multiple: 4.04×
• Total profit: $80,974
• Equity at exit: $45,271

10-year hold

• IRR: 52.5%
• Equity multiple: 8.20×
• Total profit: $191,400
• Equity at exit: $71,824

Cash invested: $26,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 11 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $235,050 ($203/sqft)
• Median days on market: 283 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +11.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29142

• Home prices YoY: 1.8%
• Active inventory: 203
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$498
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $1,053

Break-even live

Break-even rent $852

Max offer price $95,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,107	-5% $1,080	+0% $1,053	+5% $1,026	+10% $1,000
Rent	-10% $881	-5% $967	+0% $1,053	+5% $1,140	+10% $1,226
Rate	-1.0pp $1,101	-0.5pp $1,077	base $1,053	+0.5pp $1,029	+1.0pp $1,004

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	164d	1	0.66mi
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	108d	1	0.66mi
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	46d	1	0.66mi
709 Striped Bass Ct Santee, SC	4.0	2.0	1482	$2,500	$1.69	123d	1	0.77mi
132 Congaree CT Santee, SC	4.0	2.0	1482	$2,195	$1.48	43d	1	0.80mi
231 Picard Loop Santee, SC	3.0	2.5	1442	$2,800	$1.94	1d	1	0.99mi

Property features AI

Finance

• Other: .5 - 1 acre wooded lotNo subdivision

Exterior

• Parking: Off-street parking
• Home design: Single-family detached homeOne story
• Construction: Asphalt roof
• Exterior features: Metal enclosed fenceShed(s)

Interior

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

Listing history 50 events

1. 2026-11-08
   days on market $95,000 Active 144 DOM
2. 2026-11-07
   days on market $95,000 Active 143 DOM
3. 2026-11-07
   price $95,000 Active 142 DOM
4. 2026-11-06
   days on market $99,900 Active 142 DOM
5. 2026-11-05
   days on market $99,900 Active 141 DOM
6. 2026-11-04
   days on market $99,900 Active 140 DOM
7. 2026-11-02
   days on market $99,900 Active 138 DOM
8. 2026-11-01
   days on market $99,900 Active 137 DOM
9. 2026-10-31
   days on market $99,900 Active 136 DOM
10. 2026-10-30
    days on market $99,900 Active 135 DOM
11. 2026-10-29
    days on market $99,900 Active 134 DOM
12. 2026-10-28
    days on market $99,900 Active 133 DOM
13. 2026-10-27
    days on market $99,900 Active 132 DOM
14. 2026-10-26
    days on market $99,900 Active 131 DOM
15. 2026-10-25
    days on market $99,900 Active 130 DOM
16. 2026-10-24
    days on market $99,900 Active 129 DOM
17. 2026-10-23
    days on market $99,900 Active 128 DOM
18. 2026-10-23
    price $99,900 Active 127 DOM
19. 2026-10-22
    days on market $105,000 Active 127 DOM
20. 2026-10-21
    days on market $105,000 Active 126 DOM
21. 2026-10-20
    days on market $105,000 Active 125 DOM
22. 2026-10-19
    days on market $105,000 Active 124 DOM
23. 2026-10-18
    days on market $105,000 Active 123 DOM
24. 2026-10-17
    days on market $105,000 Active 122 DOM
25. 2026-10-16
    days on market $105,000 Active 121 DOM
26. 2026-10-15
    days on market $105,000 Active 120 DOM
27. 2026-10-14
    days on market $105,000 Active 119 DOM
28. 2026-10-13
    days on market $105,000 Active 118 DOM
29. 2026-10-12
    days on market $105,000 Active 117 DOM
30. 2026-10-11
    days on market $105,000 Active 116 DOM
31. 2026-10-10
    days on market $105,000 Active 115 DOM
32. 2026-10-09
    days on market $105,000 Active 114 DOM
33. 2026-10-08
    days on market $105,000 Active 113 DOM
34. 2026-10-07
    days on market $105,000 Active 112 DOM
35. 2026-10-06
    days on market $105,000 Active 111 DOM
36. 2026-10-05
    days on market $105,000 Active 110 DOM
37. 2026-10-04
    days on market $105,000 Active 109 DOM
38. 2026-10-03
    days on market $105,000 Active 108 DOM
39. 2026-10-02
    days on market $105,000 Active 107 DOM
40. 2026-10-01
    days on market $105,000 Active 106 DOM
41. 2026-09-30
    days on market $105,000 Active 105 DOM
42. 2026-09-29
    days on market $105,000 Active 104 DOM
43. 2026-09-28
    days on market $105,000 Active 103 DOM
44. 2026-09-27
    days on market $105,000 Active 102 DOM
45. 2026-09-26
    days on market $105,000 Active 101 DOM
46. 2026-09-25
    days on market $105,000 Active 100 DOM
47. 2026-09-24
    days on market $105,000 Active 99 DOM
48. 2026-09-23
    days on market $105,000 Active 98 DOM
49. 2026-09-20
    days on market $105,000 Active 95 DOM
50. 2026-09-18
    days on market $105,000 Active 93 DOM

ⓘ 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: $1,621 · $135/mo
• Projected year-2 tax: $1,621 · $135/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 3/10 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: $26,221
• − Mortgage interest: −$5,321
• − Property taxes: −$1,621
• − Insurance: −$475
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$2,764
• Taxable income: $11,844
• Est. tax owed @ 24.0%: −$2,842
• After-tax cash flow: $9,797/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $28,125–$50,625 screening

This home requires significant repairs and maintenance to improve its condition and increase its value. The roof, exterior siding, flooring, interior walls, landscaping, fencing, HVAC, and mechanical systems all require attention. Painting, landscaping, and replacing worn-out flooring and walls can significantly improve the home's curb appeal and increase its value.

Repairs flagged

• Major roof — Significant wear and tear visible.
• Major exterior siding — Peeling paint and visible wear.
• Major flooring — Visible wear and tear.
• Major interior walls/paint — Visible wear and tear.
• Major landscaping — Overgrown grass and weeds.
• Major fencing — Visible wear and tear.
• Major HVAC/mechanicals — Significant wear and tear visible.
• Major landscaping/curb appeal — Overgrown grass and weeds.

Value-add opportunities

• Both paint the exterior and interior — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both landscaping and yard maintenance — A well-maintained yard and landscaping can improve the home's curb appeal and increase its value. ↑
• Both HVAC and mechanical system maintenance — A well-maintained HVAC and mechanical system can improve the home's comfort and energy efficiency, increasing its value. ↑
• Both roof repair — A repaired roof can improve the home's structural integrity and increase its value. ↑
• Both flooring replacement — New flooring can improve the home's aesthetics and increase its value. ↑
• Both interior wall and paint repair — Fresh paint and repairs can improve the home's aesthetics and increase its value. ↑
• Both fencing repair — A repaired fence can improve the home's curb appeal and increase its value. ↑
• Both landscaping and curb appeal — A well-maintained yard and landscaping can improve the home's curb appeal and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Elloree Elementary High Lake Marion Technology Center

Schools (NCES district)

No district data.

C Composite livability gradescore 61/100

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
• County: Orangeburg · 82,698 people
• Population (ZIP): 4,658
• Household income: $50,673
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 31% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: .5 - 1 acre wooded lotNo subdivision

Exterior

• Parking: Off-street parking
• Home design: Single-family detached homeOne story
• Construction: Asphalt roof
• Exterior features: Metal enclosed fenceShed(s)

Interior

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

Price history

+434.6% since first listed

4 events — show timeline

• 2026-06-12 Pending — Charleston Trident MLS
• 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

+1.6%/yr

Latest (2025): $1,621 · +0.6% YoY. Source: county tax records.