505 N Marlboro St · Bennettsville, SC 29512

$34,999

2 bd · 1.0 ba · 850 sqft · SingleFamily · 45 Days on market

Built 1943 0.76 ac lot Est $54k · 35% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

This property at 505 North Marlboro Street in Bennettsville, South Carolina presents a great opportunity for investors looking for a fixer-upper. Featuring two bedrooms and one bathroom, this home has solid potential with the right vision and updates. One of the standout features is the 2-car metal garage, offering added functionality and value. With some work and creativity, this property is ready for its next owner to bring it back to life.

Key facts

• 0.76 acre lot
• Built 1943
• Listed 44 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residential home; One story; Site-built construction
• Construction: Partial brick and vinyl exterior; Fiberglass roof; Crawl space foundation; Built as site-built construction
• Exterior features: Cleared yard with green area; Publicly maintained dirt road access; Auto shop on the property

Interior

• Kitchen: No appliances specified
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump; Ceiling fan(s)
• Interior features: Five rooms total; No built-in appliances listed
• Laundry & utility: No laundry facilities (none listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($812 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 5.6% in Bennettsville — 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 52/100 on livability (#345 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Marlboro 01 (town): math 16% / reading 25% proficiency, ranked #71 of 80 in SC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 54 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 6 units permitted in Marlboro County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Marlboro County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $269/mo; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,949 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.32% ✓
• Cap rate: 21.19%
• Cash-on-cash: 53.19%
• DSCR: 3.37
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $53,550
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
269 1st Ave N	0.19mi	2/1.0	957 (+13%)	21mo	$60,000	$63	53
414 3rd Ave	0.40mi	3/1.0 (+1)	912 (+7%)	14mo	$15,000	$16	52

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

Projected returns pro-forma

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

5-year hold

• IRR: 12.8%
• Equity multiple: 1.51×
• Total profit: $5,015
• Equity at exit: $5,218

10-year hold

• IRR: 21.9%
• Equity multiple: 2.89×
• Total profit: $18,561
• Equity at exit: $3,026

Cash invested: $9,800 (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 29512

• Active inventory: 54
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $812 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$9 /mo · $112/yr
• Insurance: −$15
• Flood insurance flood zone: −$269 /mo · $3,228/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $165

Break-even live

Break-even rent $603

Max offer price $34,999

Occupancy floor 75%

Sensitivity live

Price	-10% $185	-5% $175	+0% $165	+5% $155	+10% $146
Rent	-10% $101	-5% $133	+0% $165	+5% $197	+10% $230
Rate	-1.0pp $183	-0.5pp $174	base $165	+0.5pp $156	+1.0pp $147

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Oakwood St Unit 31-C Bennettsville, SC	2.0	1.0	900	$800	$0.89	13d	1	1.15mi
903 Oakwood St Bennettsville, SC	2.0	1.0	900	$825	$0.92	24d	1	1.16mi
800 Oakwood St Apt 14C Bennettsville, SC	2.0	1.0	900	$825	$0.92	13d	1	1.26mi
800 Oakwood St Unit 18-B Bennettsville, SC	2.0	1.0	900	$800	$0.89	13d	1	1.26mi

Listing history 18 events

1. 2026-06-19
   days on market $34,999 Active 45 DOM
2. 2026-06-18
   days on market $34,999 Active 44 DOM
3. 2026-06-17
   days on market $34,999 Active 43 DOM
4. 2026-06-16
   days on market $34,999 Active 42 DOM
5. 2026-06-15
   days on market $34,999 Active 41 DOM
6. 2026-06-14
   days on market $34,999 Active 39 DOM
7. 2026-06-13
   days on market $34,999 Active 38 DOM
8. 2026-06-10
   days on market $34,999 Active 36 DOM
9. 2026-06-09
   days on market $34,999 Active 35 DOM
10. 2026-06-08
    days on market $34,999 Active 34 DOM
11. 2026-06-07
    days on market $34,999 Active 33 DOM
12. 2026-06-03
    days on market $34,999 Active 29 DOM
13. 2026-06-02
    days on market $34,999 Active 28 DOM
14. 2026-06-01
    days on market $34,999 Active 27 DOM
15. 2026-05-31
    days on market $34,999 Active 26 DOM
16. 2026-05-30
    days on market $34,999 Active 25 DOM
17. 2026-05-06
    listed $45,000 Active
18. 2026-05-05
    historical $45,000

ⓘ 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: $112 · $9/mo
• Projected year-2 tax: $199 · $17/mo
• Expected delta: +$87/yr (+$7/mo · 77.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $9,750
• − Mortgage interest: −$1,960
• − Property taxes: −$112
• − Insurance: −$3,403
• − Repairs & maintenance: −$780
• − Management: −$780
• − Depreciation: −$1,018
• Taxable income: $1,695
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $1,577/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: Marlboro 01
• NCES district ID: 4502970
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $29,865
• Composite: 16.37/100
• National rank: #9201
• State rank: #71 of 80 in SC

Livability — Bennettsville

• Score: 52/100
• State rank: #345
• US rank: #24772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bennettsville, SC
• Population (ZIP): 17,408

Population outlook (Marlboro County) Hauer SSP2

• Today (2025): 25,477 people
• By 2030: 24,266 · -4.8%
• By 2040: 21,862 · -14.2%
• By 2050: 19,665 · -22.8%
• By 2075: 15,673 · -38.5%
• By 2100: 12,390 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 5% Hispanic / Latino 3% Native American 2%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Marlboro

• 2024 margin: Toss-up / Even · D 50.6% · R 48.2% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: 6.1pp · 2024: 2.4pp
• All cycles: 2024: D+2.4 2020: D+10.9 2016: D+16.1 2012: D+30.4 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.61%
• Current HPI: 108.4261
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-06 Listed $45,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-05 Coming Soon $45,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+54.0%/yr

Latest (2025): $112 · +141.4% YoY. Source: county tax records.