509 N Rosemary Ave · Andrews, SC 29510

$145,000

2 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 71 Days on market

Built 1950 Est $183k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful single family home, 3br, 1bth, secluded private residential lot on the outskirts of the city of Andrews, within Georgetown county. This home features a separate living room, dinning room, kitchen with gas appliances, 3 spacious bedrooms original hardwood floors throughout. 1 bathroom centrally located in the home with a large addition on the back of the house accessible through the kitchen that serves as the laundry room. This room includes a built in pantry, utility sick, cabinet for storage, large wall to wall closet along the far wall giving you tons of room for storage and a 3rd access door leading you outside to the covered 2bay carport located at the end of the end of a rock

Key facts

• Laundry room
• Dining room
• Large addition

Tags

• SEPARATE LIVING ROOM
• DINING ROOM
• KITCHEN WITH GAS APPLIANCES
• ORIGINAL HARDWOOD FLOORS
• LARGE ADDITION
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $28 ($341/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 $112k (22.5% below list).
• Recommended offer: $112k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.5% in Andrews — 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 63/100 on livability (#183 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, amenities F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Andrews Elementary (math 21% / reading 19%, grade F, #492 of 597 statewide, top 83%, 684 students, 100% FRL); Rosemary Middle (math 9% / reading 17%, grade F, #210 of 229 statewide, top 93%, 378 students, 100% FRL); Andrews High (math 27% / reading 77%, grade D+, #142 of 196 statewide, top 74%, 519 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $145k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,443 (22.5% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $183,264
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 East Cherry St	0.25mi	3/1.5 (+1)	1,320 (-1%)	4mo	$85,000	$64	77
604 N Morgan Ave	0.10mi	3/1.0 (+1)	1,200 (-10%)	2mo	$195,000	$163	73
109 W Hickory St	0.24mi	2/1.0	1,196 (-10%)	5mo	$165,000	$138	68
8 North Magnolia Ave	0.48mi	3/2.0 (+1)	1,344 (+1%)	7mo	$200,000	$149	61
201 N Farr Ave	0.38mi	3/1.0 (+1)	1,248 (-6%)	24mo	$165,000	$132	47
611 E Ashland St	0.69mi	3/1.0 (+1)	1,205 (-9%)	15mo	$145,000	$120	35
109 S Farr Ave	0.71mi	3/1.0 (+1)	1,175 (-12%)	21mo	$194,500	$166	26

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.99×
• Total profit: $80,708
• Equity at exit: $130,627

10-year hold

• IRR: 21.9%
• Equity multiple: 6.82×
• Total profit: $236,111
• Equity at exit: $281,703

Cash invested: $40,600 (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 →

ZIP-level market 29510

• Home prices YoY: 10.2%
• Active inventory: 58
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $28

Break-even live

Break-even rent $1,089

Max offer price $145,000

Occupancy floor 92%

Sensitivity live

Price	-10% $110	-5% $69	+0% $28	+5% $-13	+10% $-54
Rent	-10% $-60	-5% $-16	+0% $28	+5% $73	+10% $117
Rate	-1.0pp $101	-0.5pp $65	base $28	+0.5pp $-9	+1.0pp $-47

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $145,000 Active 71 DOM
2. 2026-06-18
   days on market $145,000 Active 68 DOM
3. 2026-06-17
   days on market $145,000 Active 67 DOM
4. 2026-06-16
   days on market $145,000 Active 66 DOM
5. 2026-06-15
   days on market $145,000 Active 65 DOM
6. 2026-06-14
   days on market $145,000 Active 63 DOM
7. 2026-06-10
   days on market $145,000 Active 60 DOM
8. 2026-06-09
   days on market $145,000 Active 59 DOM
9. 2026-06-08
   days on market $145,000 Active 58 DOM
10. 2026-06-07
    days on market $145,000 Active 57 DOM
11. 2026-06-03
    days on market $145,000 Active 53 DOM
12. 2026-06-02
    days on market $145,000 Active 52 DOM
13. 2026-06-01
    days on market $145,000 Active 51 DOM
14. 2026-05-31
    days on market $145,000 Active 50 DOM
15. 2026-05-30
    days on market $145,000 Active 49 DOM
16. 2026-04-10
    listed $145,000 Active
17. 2023-02-27
    soldstatus $60,000

ⓘ 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: $469 · $39/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$357/yr (+$30/mo · 76.1%)

ⓘ 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 9/10 Extreme 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,493
• − Mortgage interest: −$8,122
• − Property taxes: −$469
• − Insurance: −$725
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$4,218
• Taxable loss: −$2,200
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $869/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Andrews

• Score: 63/100
• State rank: #183
• US rank: #15970

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,803

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (55%)
• Race & ethnicity: White 55% Black 40% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.29%
• Current HPI: 273.496
• 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

+141.7% since first listed

2 events — show timeline

• 2026-04-10 Listed $145,000 Fizber.com
• 2023-02-27 Sold (Public Records) $60,000 Public Records

Property tax history

+14.4%/yr

Latest (2025): $469 · +4.1% YoY. Source: county tax records.