105 Furman Nixville Pkwy · Furman, SC 29918

$100,000

3 bd · 3.0 ba · 2,076 sqft · SingleFamily public records · 52 Days on market

Built 1970 1.00 ac lot Est $81k · 24% over

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +6.7/10.0
• Appreciation +5.8/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

***ACCEPTED OFFER*** Opportunity knocks. A 3 bedroom / 3 bath home with a Living Room, Den, Dining Room, and Kitchen. Needs TLC but has potential. Being sold as-is.

Key facts

• 1 acre lot
• Parking
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#200 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety C-, schools F, crime F.
• Market conditions: 13 active listings in the ZIP; 13 units permitted in Hampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $2k appreciation (1.6% local appreciation)).
• Hampton County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago 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.
• Current owner paid $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.17% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $80,964
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Furman Nixville Pkwy	0.00mi	3/3.0	2,076 (0%)	0mo	$80,000	$39	100

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

Projected returns pro-forma

1.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.82×
• Total profit: $23,055
• Equity at exit: $37,574

10-year hold

• IRR: 18.3%
• Equity multiple: 3.36×
• Total profit: $66,023
• Equity at exit: $52,706

Cash invested: $28,000 (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 29918

• Home prices YoY: 1.2%
• Active inventory: 13
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $282

Break-even live

Break-even rent $810

Max offer price $100,000

Occupancy floor 71%

Sensitivity live

Price	-10% $339	-5% $310	+0% $282	+5% $254	+10% $226
Rent	-10% $190	-5% $236	+0% $282	+5% $328	+10% $374
Rate	-1.0pp $332	-0.5pp $308	base $282	+0.5pp $256	+1.0pp $230

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-02-11
   soldstatus $80,000
2. 2026-01-11
   status Pending
3. 2025-11-21
   listed $100,000 Active
4. 2016-12-13
   soldstatus $22,100 164-char remark

   Show marketing remark (214 chars)

   Opportunity knocks. A 3 bedroom / 3 bath home with a Living Room, Den, Dining Room, and Kitchen. Needs TLC but has potential. Being sold as-is. Buyer to confirm all information. Subject to errors & omissions.

5. 2016-12-13
   soldstatus $22,100 214-char remark

   Show marketing remark (214 chars)

   Opportunity knocks. A 3 bedroom / 3 bath home with a Living Room, Den, Dining Room, and Kitchen. Needs TLC but has potential. Being sold as-is. Buyer to confirm all information. Subject to errors & omissions.

6. 2016-10-31
   listed $17,000 164-char remark

   Show marketing remark (214 chars)

   Opportunity knocks. A 3 bedroom / 3 bath home with a Living Room, Den, Dining Room, and Kitchen. Needs TLC but has potential. Being sold as-is. Buyer to confirm all information. Subject to errors & omissions.

7. 2016-10-31
   listed $17,000 214-char remark

   Show marketing remark (214 chars)

   Opportunity knocks. A 3 bedroom / 3 bath home with a Living Room, Den, Dining Room, and Kitchen. Needs TLC but has potential. Being sold as-is. Buyer to confirm all information. Subject to errors & omissions.

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $886 · $74/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 5/10 Major
• 🌡 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: $14,006
• − Mortgage interest: −$5,602
• − Property taxes: −$886
• − Insurance: −$500
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$2,909
• Taxable income: $1,868
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $2,937/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 — Furman

• Score: 62/100
• State rank: #200
• US rank: #17285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 628
• Population (ZIP): 4,777

Population outlook (Hampton County) Hauer SSP2

• Today (2025): 18,425 people
• By 2030: 17,448 · -5.3%
• By 2040: 15,308 · -16.9%
• By 2050: 13,370 · -27.4%
• By 2075: 9,521 · -48.3%
• By 2100: 6,347 · -65.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 31% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Hampton

• 2024 margin: Lean D (+6.4) · D 52.6% · R 46.2% · Other 1.3%
• 2008→2024 swing: -19.0pp toward R · 2008: 25.4pp · 2024: 6.4pp
• All cycles: 2024: D+6.4 2020: D+15.2 2016: D+19.1 2012: D+27.3 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.65%
• Current HPI: 142.3658
• 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

+370.6% since first listed

7 events — show timeline

• 2026-02-11 Sold (Public Records) $80,000 Public Records
• 2026-01-11 Pending — RSMLS
• 2025-11-21 Listed $100,000 RSMLS
• 2016-12-13 Sold (MLS) $22,100 RSMLS
• 2016-12-13 Sold (MLS) $22,100 LRMLS
• 2016-10-31 Listed $17,000 RSMLS
• 2016-10-31 Listed $17,000 LRMLS

Property tax history

+8.5%/yr

Latest (2025): $886 · +2.8% YoY. Source: county tax records.