1523 Trojan Rd · Wyboo, SC 29436

$150,000

2 bd · 2.0 ba · 1,218 sqft · SingleFamily public records · 48 Days on market

Built 1990 1.00 ac lot

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Appreciation +6.8/10.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits at 1523 Trojan Road in Cross, SC. This 2-bedroom, 1-bath home offers strong potential for investors, renovators, or buyers looking to create value. An additional room can easily be converted into a third bedroom, allowing for flexible use of the existing footprint. The home is a true fixer-upper and will require a full renovation, including new flooring, kitchen, bathroom, drywall repairs, and interior/exterior paint. With the right vision, this property can be transformed into a charming residence or investment opportunity. Situated on a generous 1-acre lot, the real value lies in the land and its future possibilities. The property previously accommodated a mobile home w

Key facts

• Generous 1 acre lot
• 1 acre lot
• Parking

Tags

• GENEROUS 1 ACRE LOT
• DIRECT ACCESS TO LAKE MOULTRIE
• DIRECT ACCESS TO LAKE MARION

Property features AI

Exterior

• Parking: 1-car carport (total 1 parking space)
• Utilities: Septic tank
• Home design: Single-family detached home; One story; Ground-level entry
• Construction: No additional structures
• Exterior features: Partial chain link fencing; Asphalt roof

Interior

• Kitchen: Eat-in kitchen (appliances not specified)
• Bedrooms: 2 bedrooms (primary on lower level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Window air conditioning units; Other cooling (unspecified); Heating details listed in remarks
• Interior features: Blown ceiling insulation; Eat-in kitchen; Family room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: Cross Elementary (math 8% / reading 27%, grade F, #514 of 597 statewide, top 86%, 348 students, 100% FRL); Cross High (math 12% / reading 42%, grade F, #193 of 196 statewide, top 98%, 294 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 22% at this address vs 42% district-wide (-19 pts) — the specific schools serving this property underperform the Berkeley 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 62 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 $6k of equity ($1k loan paydown + $5k appreciation (3.6% local appreciation)).
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, 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 48 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 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: severe wind risk, 80% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.90×
• Total profit: $37,778
• Equity at exit: $72,683

10-year hold

• IRR: 16.5%
• Equity multiple: 3.57×
• Total profit: $107,802
• Equity at exit: $116,267

Cash invested: $42,000 (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 29436

• Home prices YoY: 1.5%
• Active inventory: 62
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$123 /mo · $1,473/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $232

Break-even live

Break-even rent $1,230

Max offer price $150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $317	-5% $275	+0% $232	+5% $190	+10% $148
Rent	-10% $112	-5% $172	+0% $232	+5% $293	+10% $353
Rate	-1.0pp $308	-0.5pp $271	base $232	+0.5pp $194	+1.0pp $154

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $150,000 Active 48 DOM
2. 2026-06-18
   days on market $150,000 Active 45 DOM
3. 2026-06-17
   days on market $150,000 Active 44 DOM
4. 2026-06-16
   days on market $150,000 Active 43 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $150,000 Active 42 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: $1,473 · $123/mo
• Projected year-2 tax: $1,473 · $123/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $18,293
• − Mortgage interest: −$8,402
• − Property taxes: −$1,473
• − Insurance: −$750
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$4,364
• Taxable income: $377
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $2,698/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 — Wyboo

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

Census & demographics

• Population (ZIP): 4,257

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: Majority White (53%)
• Race & ethnicity: White 53% Black 44% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 4% Danish 1%
• Foreign-born: 1% · Canada

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: ▲ 3.61%
• Current HPI: 247.0789
• 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

2 events — show timeline

• 2026-06-14 Relisted — Charleston Trident MLS
• 2026-01-23 Listed $150,000 Charleston Trident MLS

Property tax history

+1.7%/yr

Latest (2025): $1,473 · +2.3% YoY. Source: county tax records.