215 Eighth St · Winnsboro Mills, SC 29180

$72,500

1 bd · 1.0 ba · 864 sqft · SingleFamily public records · 28 Days on market

Built 1960 0.26 ac lot Est $130k · 44% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Freshly updated and move-in ready 1BR/1BA home with major improvements already completed. Features include fresh interior/exterior paint, updated bathroom with new tub/shower, ceiling, and flooring, plus new flooring in the kitchen and laundry room. Energy-efficient mini-split system, insulated attic, and insulated exterior walls help keep utility costs low. Large private backyard includes freshly mulched flower beds and raised garden bed ready for planting. Recent termite and pest inspection completed. Great starter home, downsizing option, or investment property with strong rental potential. Conveniently located 15 minutes to Blythewood, 30 minutes to Columbia, and within easy reach of Ch

Key facts

• 0.26 acre lot
• Built 1960
• Listed 28 days

Property features AI

Finance

• Other: Paved road access; Lot size approximately 0.26 acres

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story house; Faces south
• Construction: Wood exterior finish; Crawlspace foundation
• Exterior features: Partial gutters; Covered front porch; Partial wood privacy fence

Interior

• Kitchen: Wood and painted cabinets; Formica countertops; Vinyl flooring
• Bedrooms: Master bedroom on the main level with ceiling fan, private closet, and hardwood floors
• Flooring: Hardwood floors in living areas and master bedroom; Vinyl flooring in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump (first level); Split system heating and cooling; Electric heating
• Interior features: Attic access; One fireplace
• Laundry & utility: Utility room laundry on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#265 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B; Watch: amenities F, commute F, employment D-.
• Fairfield 01 (rural): math 26% / reading 38% proficiency, ranked #53 of 80 in SC (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fairfield Central High (math 37% / reading 77%, grade C, #120 of 196 statewide, top 64%, 662 students, 100% FRL) — zoned schools average 100% FRL vs 80% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 57% at this address vs 32% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Fairfield 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 75 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 91 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fairfield County population projected at -32% 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $10k; list at $72k implies a 625% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,412 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
4. 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.
5. 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.
6. 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: 1.38% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.61%
• DSCR: 1.87
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $130,464
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Cedar St	0.20mi	2/1.0 (+1)	800 (-7%)	3mo	$121,000	$151	71

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $9,363
• Equity at exit: $10,810

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $35,304
• Equity at exit: $6,268

Cash invested: $20,300 (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 29180

• Home prices YoY: -30.7%
• Active inventory: 75
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $332

Break-even live

Break-even rent $579

Max offer price $72,500

Occupancy floor 62%

Sensitivity live

Price	-10% $373	-5% $352	+0% $332	+5% $311	+10% $291
Rent	-10% $253	-5% $292	+0% $332	+5% $371	+10% $411
Rate	-1.0pp $368	-0.5pp $350	base $332	+0.5pp $313	+1.0pp $294

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Columbia Rd Winnsboro, SC	2.0	1.0	981	$1,000	$1.02	24d	1	0.16mi
850 8th St Unit A Winnsboro, SC	2.0	1.0	900	$1,275	$1.42	24d	1	0.33mi
850 8th St Unit B Winnsboro, SC	2.0	1.0	900	$1,250	$1.39	24d	1	0.33mi
150 Pine St Unit B Winnsboro, SC	1.0	1.0	750	$900	$1.20	24d	1	0.45mi

Listing history 17 events

1. 2026-06-18
   days on market $72,500 Active 28 DOM
2. 2026-06-17
   days on market $72,500 Active 27 DOM
3. 2026-06-16
   days on market $72,500 Active 26 DOM
4. 2026-06-15
   days on market $72,500 Active 25 DOM
5. 2026-06-14
   days on market $72,500 Active 23 DOM
6. 2026-06-13
   days on market $72,500 Active 22 DOM
7. 2026-06-10
   pricedays on market $72,500 Active 20 DOM
8. 2026-06-09
   days on market $75,000 Active 19 DOM
9. 2026-06-08
   days on market $75,000 Active 18 DOM
10. 2026-06-07
    days on market $75,000 Active 17 DOM
11. 2026-06-03
    days on market $75,000 Active 13 DOM
12. 2026-06-03
    days on market $75,000 Active 12 DOM
13. 2026-06-01
    days on market $75,000 Active 11 DOM
14. 2026-05-31
    days on market $75,000 Active 10 DOM
15. 2026-05-21
    status Active
16. 2026-05-19
    listed $75,000 Active
17. 2005-06-30
    soldstatus $10,000

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $560 · $47/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,980
• − Mortgage interest: −$4,061
• − Property taxes: −$560
• − Insurance: −$362
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$2,109
• Taxable income: $2,971
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $3,267/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: Fairfield 01
• NCES district ID: 4502100
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 38% ▲ 4.00%
• Median HH income: $34,836
• Composite: 26.37/100
• National rank: #7232
• State rank: #53 of 80 in SC

Livability — Winnsboro Mills

• Score: 58/100
• State rank: #265
• US rank: #21184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro Mills, SC
• County: Fairfield County · 11,730 people
• Metro: Columbia, SC
• Population (ZIP): 11,730
• Household income: $43,330
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 367.0

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 21,017 people
• By 2030: 19,778 · -5.9%
• By 2040: 16,973 · -19.2%
• By 2050: 14,251 · -32.2%
• By 2075: 9,195 · -56.2%
• By 2100: 5,722 · -72.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (56%)
• Race & ethnicity: Black 56% White 38% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Fairfield

• 2024 margin: D (+13.2) · D 56.0% · R 42.7% · Other 1.3%
• 2008→2024 swing: -18.4pp toward R · 2008: 31.7pp · 2024: 13.2pp
• All cycles: 2024: D+13.2 2020: D+22.7 2016: D+25.9 2012: D+31.6 2008: D+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.28%
• Current HPI: 135.9723
• Rent YoY: —
• 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

+650.0% since first listed

3 events — show timeline

• 2026-05-21 Relisted — Consolidated MLS
• 2026-05-19 Listed $75,000 Consolidated MLS
• 2005-06-30 Sold (Public Records) $10,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $560 · +18.7% YoY. Source: county tax records.