10 Piper Ln · Elgin, SC 29045

$215,000

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 60 Days on market

Built 1997 0.50 ac lot

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Why this score? — see what drove the D+ 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Rent growth +3.2/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3BR Home in Established Elgin Neighborhood! Welcome to this charming and spacious 3-bedroom, 2 full bathroom home nestled in a well-established neighborhood in Elgin. Conveniently located just minutes from the Village at Sandhills, you'll enjoy easy access to shopping, dining, and everyday amenities. From the moment you arrive, this home offers a warm and inviting feel from the driveway to the relaxing front porch, perfect for morning coffee or evening unwinding. Step inside to an open floor plan featuring vaulted ceilings and a cozy living area centered around a beautiful fireplace ideal for both entertaining and everyday comfort. The kitchen blends modern style with classic touch

Key facts

• Open floor plan
• Beautiful fireplace
• Stylish backsplash

Tags

• OPEN FLOOR PLAN
• VAULTED CEILINGS
• COZY LIVING AREA
• BEAUTIFUL FIREPLACE
• STYLISH BACKSPLASH
• AMPLE COUNTERTOP SPACE

Property features AI

Exterior

• Parking: Attached garage with 1 garage space (main level)
• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Vinyl exterior finish; Slab foundation
• Exterior features: Full gutters; Uncovered front porch; Chain link fencing; Paved road access; Public water

Interior

• Kitchen: Wood-natural cabinets; Vinyl flooring; Countertops (other); Backsplash (other); Microwave above stove; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level with ceiling fan; Second bedroom on main level with ceiling fan; Third bedroom on main level with ceiling fan
• Flooring: Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace (wood burning) in the living area; Vaulted and high ceilings (over 9 ft); Ceiling fans in living area and bedrooms
• Laundry & utility: Washer and dryer located on main level; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (11.5% below list).
• Recommended offer: $190k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.2% in Elgin — 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 55/100 on livability (#302 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Kershaw 01 (rural): math 38% / reading 51% proficiency, ranked #25 of 80 in SC (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blaney Elementary (math 48% / reading 47%, grade D, #199 of 597 statewide, top 35%, 760 students, 100% FRL); Lugoff-Elgin High (math 65% / reading 89%, grade A-, #28 of 196 statewide, top 16%, 1,744 students, 62% FRL) — zoned schools average 81% FRL vs 49% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 62% at this address vs 44% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Kershaw 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.7%/yr); 334 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $109k; list at $215k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,302 (11.5% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 11% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-22,134
• Equity at exit: $32,057

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-4,760
• Equity at exit: $18,589

Cash invested: $60,200 (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 29045

• Home prices YoY: -17.9%
• Rents YoY: 2.7%
• Active inventory: 334
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$76 /mo · $917/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $210

Break-even live

Break-even rent $1,637

Max offer price $215,000

Occupancy floor 84%

Sensitivity live

Price	-10% $332	-5% $271	+0% $210	+5% $149	+10% $88
Rent	-10% $60	-5% $135	+0% $210	+5% $285	+10% $360
Rate	-1.0pp $318	-0.5pp $265	base $210	+0.5pp $154	+1.0pp $97

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2428 Watson St Elgin, SC	3.0	2.0	1000	$1,595	$1.59	15d	1	0.37mi
2428 Watson St Unit A Elgin, SC	3.0	2.0	1000	$1,595	$1.59	4d	1	0.37mi

Listing history 9 events

1. 2026-06-18
   days on market $215,000 Active 60 DOM
2. 2026-06-17
   status $215,000 Active 59 DOM
3. 2026-06-02
   statusdays on market $215,000 Pending 59 DOM
4. 2026-05-31
   days on market $215,000 Active 58 DOM
5. 2026-04-27
   price $215,000
6. 2026-04-03
   listed $230,000 Active
7. 2016-07-06
   soldstatus $109,000
8. 2006-05-31
   soldstatus $97,000
9. 1999-03-24
   soldstatus $83,000

ⓘ 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: $917 · $76/mo
• Projected year-2 tax: $1,226 · $102/mo
• Expected delta: +$308/yr (+$26/mo · 33.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,836
• − Mortgage interest: −$12,043
• − Property taxes: −$917
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$6,255
• Taxable loss: −$1,108
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $2,784/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: Kershaw 01
• NCES district ID: 4502550
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $44,585
• Composite: 37.66/100
• National rank: #4371
• State rank: #25 of 80 in SC

Livability — Elgin

• Score: 55/100
• State rank: #302
• US rank: #23258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elgin, SC
• County: Kershaw County · 47,655 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 31,372
• Household income: $87,366
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 204.0

Population outlook (Kershaw County) Hauer SSP2

• Today (2025): 67,683 people
• By 2030: 69,374 · +2.5%
• By 2040: 71,936 · +6.3%
• By 2050: 73,292 · +8.3%
• By 2075: 75,762 · +11.9%
• By 2100: 72,620 · +7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 31% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Korean 1%

Political lean MEDSL · Kershaw

• 2024 margin: Strong R (+28.2) · D 35.3% · R 63.5% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -18.7pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+23.1 2016: R+24.8 2012: R+18.6 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.60%
• Current HPI: 209.2469
• Rent YoY: ▲ 2.70%
• Metro: Columbia, SC
• 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

+159.0% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $215,000 Consolidated MLS
• 2026-04-03 Listed $230,000 Consolidated MLS
• 2016-07-06 Sold (Public Records) $109,000 Public Records
• 2006-05-31 Sold (Public Records) $97,000 Public Records
• 1999-03-24 Sold (Public Records) $83,000 Public Records

Property tax history

-5.7%/yr

Latest (2025): $917 · +7.2% YoY. Source: county tax records.