1901 Carolina Ave · Orangeburg, SC 29115

$71,100

3 bd · 2.0 ba · 1,735 sqft · SingleFamily public records · 15 Days on market

Built 1940 0.35 ac lot

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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 +25.2/30.0
• 1% rule +9.8/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

AUCTION. This fixer upper will require your renovation ideas but well worth the effort. Home offers 3 beds, 2 baths, living and dining areas, open kitchen with ample room for storage, and an unfinished basement ready for your design ideas. The covered porch offers views of the tree lined lot. Home will need repairs and is sold as-is with NO property disclosure or inspection reports. Gather your design ideas and make this one your next project.

Key facts

• 0.35 acre lot
• Garage
• Listed 14 days

Property features AI

Finance

• HOA & community: No HOA fees or community amenities listed

Exterior

• Parking: Attached 1-car garage; Paved driveway (additional: other/see remarks)
• Utilities: Public water; Public sewer; Water heater: other (see remarks); Garbage pickup: private; Garage type: attached
• Home design: Single-story home; Approximate age: 50+ years; Lead-based paint discovery required
• Construction: Basement foundation; Roof: other (see remarks)
• Exterior features: Vinyl siding; Other exterior features (see remarks); Level lot

Interior

• Kitchen: Kitchen approximately 10 x 10; Dining area approximately 10 x 10
• Bedrooms: Primary bedroom on main level (12 x 11); Second bedroom (10 x 10); Third bedroom (10 x 10); Three bedrooms on main level
• Flooring: Other (see remarks)
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heating: Other (see remarks); Cooling: Central forced
• Interior features: Wood-burning fireplace (1); Other interior features (see remarks); Full unfinished basement
• Laundry & utility: No laundry amenities listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $70k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.2% in Orangeburg — 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 54/100 on livability (#324 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety B; Watch: housing C-, schools F, crime F.
• Market conditions: 226 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $492 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $70,033 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.48% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.42
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $201,260
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1960 Carolina Ave	0.09mi	3/2.0	1,773 (+2%)	13mo	$250,000	$141	82
232 Treadwell St	0.59mi	3/2.0	1,706 (-2%)	10mo	$89,000	$52	61
382 Orangepark Dr	0.61mi	3/2.0	1,637 (-6%)	5mo	$237,000	$145	58
1257 Stuart St	0.31mi	3/2.0	1,941 (+12%)	14mo	$191,000	$98	54
112 Praline Ct	0.62mi	3/2.0	1,593 (-8%)	6mo	$219,125	$138	53
1127 Chestnut St	0.59mi	3/2.0	1,690 (-3%)	21mo	$169,900	$101	51
557 Mckewn St	0.19mi	3/2.5	1,931 (+11%)	23mo	$185,000	$96	51
1238 Dantzler St	0.47mi	3/2.0	1,980 (+14%)	6mo	$162,500	$82	50
237 Orangepark Dr	0.60mi	3/2.0	1,647 (-5%)	19mo	$220,000	$134	48
1091 Sawyer St	0.40mi	3/2.0	1,488 (-14%)	23mo	$172,000	$116	39

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-1,304
• Equity at exit: $10,601

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $12,372
• Equity at exit: $6,147

Cash invested: $19,908 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$373
• Tax from tax record: −$269 /mo · $3,223/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $158

Break-even live

Break-even rent $849

Max offer price $71,100

Occupancy floor 80%

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: $17,775
• Closing costs: $2,133
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
996 Chester St Orangeburg, SC	3.0	1.5	1170	$1,050	$0.90	3d	1	1.31mi

Listing history 3 events

1. 2026-06-02
   days on market $71,100 Active 15 DOM
2. 2026-06-01
   remarks 447-char remark
3. 2026-06-01
   listed $71,100 Active 14 DOM

ⓘ 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: $3,223 · $269/mo
• Projected year-2 tax: $3,223 · $269/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 3/10 Moderate
• 🌡 Heat 7/10 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: $12,600
• − Mortgage interest: −$3,983
• − Property taxes: −$3,223
• − Insurance: −$356
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,068
• Taxable income: $954
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $1,672/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 — Orangeburg

• Score: 54/100
• State rank: #324
• US rank: #23942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orangeburg, SC
• City population: 15,135
• Population (ZIP): 27,179

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.65%
• Current HPI: 150.823
• 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

+137.0% since first listed

8 events — show timeline

• 2026-06-01 Relisted — Greater Greenville MLS
• 2026-02-04 Pending — Greater Greenville MLS
• 2026-02-04 Listing Removed — Greater Greenville MLS
• 2026-01-22 Relisted — Greater Greenville MLS
• 2026-01-21 Listing Removed — Greater Greenville MLS
• 2026-01-21 Listed $71,100 Greater Greenville MLS
• 2004-09-23 Sold (Public Records) $79,500 Public Records
• 1993-04-01 Sold (Public Records) $30,000 Public Records

Property tax history

+30.7%/yr

Latest (2024): $3,223 · +13.3% YoY. Source: county tax records.