204 Oakland Ave · Abbeville, SC 29620

$99,900

2 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 4 Days on market

Built 1955 0.29 ac lot Est $181k · 45% 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
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

HUGE PRICE REDUCTION! Charming 2 bdrm, 1 bath home, with ZERO DOWN TO QUALIFIED BUYER. Approx 1,175 sq ft with FENCED YARD. With minor changes, formal dining room could be a 3rd bedroom if needed. Large fenced yard with pecan and fig tree plus scupperdine grape vines and flowering shrubs. Kitchen has breakfast bar and opens to the family room. Home has formal living room and dining room as well. Wood floors under the carpeting. There is a covered side porch off the family room to enjoy your evenings and two outbuilding perfect for lawn equipment and tools. This home is cute as can be, neat as a pin and has been well maintained. At this price, you don't want to miss it!

Key facts

• Screened-in porch
• Spacious corner lot
• Mostly fenced yard

Tags

• SPACIOUS CORNER LOT
• MOSTLY FENCED YARD
• SCREENED-IN PORCH

Property features AI

Finance

• HOA & community: No community amenities indicated

Exterior

• Parking: Detached carport; Has carport
• Utilities: Natural gas connected; Public water connected; Sewer connected
• Home design: Single-family residence; Residential property
• Construction: Other construction materials
• Exterior features: Chain link partial fencing; Composition roof; Corner city lot

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Fireplace; Crawl space (no finished basement); Covered and screened porch
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $21 ($247/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 $90k (9.9% below list).
• Recommended offer: $90k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.9% in Abbeville — 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 66/100 on livability (#111 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Abbeville 60 (rural): math 50% / reading 49% proficiency, ranked #15 of 80 in SC (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Abbeville County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $35k; list at $100k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $90,000 (9.9% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $180,796
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Moore St	0.23mi	2/2.0	1,192 (+2%)	2mo	$150,000	$126	81
1008 Main Street St S	0.15mi	2/1.0	1,150 (-2%)	13mo	$133,000	$116	79
103 Hunter St	0.12mi	3/2.0 (+1)	1,192 (+2%)	6mo	$210,000	$176	78
101 Hunter St	0.14mi	3/2.0 (+1)	1,243 (+6%)	1mo	$205,000	$165	73
105 Hunter St	0.12mi	3/2.0 (+1)	1,279 (+9%)	5mo	$205,000	$160	66
502 Marshall Ave	0.58mi	3/1.5 (+1)	1,161 (-1%)	2mo	$195,000	$168	63
102 Langely St	0.57mi	2/1.5	1,194 (+2%)	11mo	$178,000	$149	59
109 George St	0.66mi	3/2.0 (+1)	1,234 (+5%)	1mo	$189,900	$154	51
404 Marshall Ave	0.61mi	3/2.0 (+1)	1,260 (+7%)	5mo	$240,000	$190	46
111 Wingfield St	0.57mi	3/2.0 (+1)	1,293 (+10%)	6mo	$180,000	$139	43
104 Wingfield St	0.55mi	3/2.0 (+1)	1,263 (+8%)	14mo	$175,000	$139	41
1206 Secession Ave	0.60mi	3/1.0 (+1)	1,000 (-15%)	6mo	$20,000	$20	37

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: $55,735
• Equity at exit: $89,998

10-year hold

• IRR: 22.0%
• Equity multiple: 6.83×
• Total profit: $163,124
• Equity at exit: $194,084

Cash invested: $27,972 (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 29620

• Home prices YoY: 15.0%
• Active inventory: 109
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $21

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 93%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 N Main St Abbeville, SC	1.0	1.0	800	$900	$1.12	3d	1	1.49mi

Listing history 5 events

1. 2026-06-18
   days on market $99,900 Active 4 DOM
2. 2026-06-17
   days on market $99,900 Active 3 DOM
3. 2026-06-16
   days on market $99,900 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $99,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $10,800
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,906
• Taxable loss: −$1,428
• Est. tax savings @ 24.0%: +$343
• After-tax cash flow: $590/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: Abbeville 60
• NCES district ID: 4500690
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $34,522
• Composite: 40.9/100
• National rank: #3618
• State rank: #15 of 80 in SC

Livability — Abbeville

• Score: 66/100
• State rank: #111
• US rank: #11534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, SC
• Population (ZIP): 12,116

Population outlook (Abbeville County) Hauer SSP2

• Today (2025): 24,141 people
• By 2030: 23,446 · -2.9%
• By 2040: 21,768 · -9.8%
• By 2050: 20,098 · -16.7%
• By 2075: 16,518 · -31.6%
• By 2100: 13,125 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Abbeville

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -15.2pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+33.1 2016: R+28.3 2012: R+13.4 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.52%
• Current HPI: 379.552
• 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

+122.0% since first listed

4 events — show timeline

• 2026-06-14 Listed $99,900 GAOR
• 2014-06-06 Sold (Public Records) $35,000 Public Records
• 2014-06-06 Sold (MLS) $35,000 GAOR
• 2013-07-02 Listed $45,000 GAOR

Property tax history

-14.6%/yr

Latest (2025): $144 · +1.4% YoY. Source: county tax records.