190 Avocada Drive Dr · Santee, SC 29142

$244,999

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 159 Days on market

Built 2025 0.40 ac lot ↓ 6% since listing

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Why this score? — see what drove the D- 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 +7.5/15.0
• Cash flow +7.1/30.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0

Listing remarks

This beautiful home features an open-concept floor plan with 9-foot ceilings that create a bright, spacious feel throughout. Luxury LVP flooring flows seamlessly through the entire home with no carpet, offering both style and durability. The fully upgraded kitchen is designed to impress, featuring soft-close cabinetry, stunning granite countertops, and a functional layout perfect for everyday living and entertaining. Retreat to the luxury-style bathroom, complete with an abundance of upgraded fixtures that add both elegance and comfort. Enjoy the freedom of NO HOA along with ample parking space, providing convenience and flexibility. With modern finishes and thoughtful upgrades throughout,

Key facts

• Soft-close cabinetry
• Upgraded fixtures
• Granite countertops

Tags

• OPEN-CONCEPT FLOOR PLAN
• FULLY UPGRADED KITCHEN
• SOFT-CLOSE CABINETRY
• GRANITE COUNTERTOPS
• LUXURY-STYLE BATHROOM
• UPGRADED FIXTURES

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single family detached; One level; New construction
• Construction: Residential property
• Exterior features: Lot size between 0 and 0.5 acre

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air; Electric heating
• Interior features: High ceilings; Eat-in kitchen
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (30.6% below list).
• Recommended offer: $170k (30.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Zoned schools: Elloree Elementary (math 10%, 387 students, 100% FRL).
• Market conditions: 154 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.5% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($216k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,107 (30.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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 D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.11%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.20×
• Total profit: $13,488
• Equity at exit: $116,752

10-year hold

• IRR: 6.5%
• Equity multiple: 2.05×
• Total profit: $71,743
• Equity at exit: $185,230

Cash invested: $68,600 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,701 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-349

Break-even live

Break-even rent $2,143

Max offer price $194,457

Occupancy floor —

Sensitivity live

Price	-10% $-180	-5% $-265	+0% $-349	+5% $-434	+10% $-519
Rent	-10% $-484	-5% $-416	+0% $-349	+5% $-282	+10% $-215
Rate	-1.0pp $-226	-0.5pp $-287	base $-349	+0.5pp $-413	+1.0pp $-477

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $244,999 Active 159 DOM
2. 2026-06-18
   days on market $244,999 Active 158 DOM
3. 2026-06-17
   days on market $244,999 Active 157 DOM
4. 2026-06-16
   days on market $244,999 Active 156 DOM
5. 2026-06-15
   days on market $244,999 Active 155 DOM
6. 2026-06-14
   days on market $244,999 Active 153 DOM
7. 2026-06-12
   days on market $244,999 Active 152 DOM
8. 2026-06-09
   days on market $244,999 Active 149 DOM
9. 2026-06-08
   days on market $244,999 Active 148 DOM
10. 2026-06-07
    days on market $244,999 Active 147 DOM
11. 2026-06-07
    days on market $244,999 Active 146 DOM
12. 2026-06-04
    days on market $244,999 Active 143 DOM
13. 2026-06-02
    days on market $244,999 Active 142 DOM
14. 2026-06-01
    days on market $244,999 Active 141 DOM
15. 2026-05-31
    days on market $244,999 Active 140 DOM
16. 2026-05-31
    days on market $244,999 Active 139 DOM
17. 2026-01-11
    listed $244,999 Active
18. 2026-01-08
    historical
19. 2025-12-18
    price $239,999
20. 2025-12-16
    listed $259,999 Active

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $20,413
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$7,127
• Taxable loss: −$8,604
• Est. tax savings @ 24.0%: +$2,065
• After-tax cash flow: $-2,126/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 — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,658

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

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: ▲ 3.47%
• Current HPI: 193.5623
• 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

-5.8% since first listed

4 events — show timeline

• 2026-01-11 Listed $244,999 Charleston Trident MLS
• 2026-01-08 Listing Removed — Charleston Trident MLS
• 2025-12-18 Price Changed $239,999 Charleston Trident MLS
• 2025-12-16 Listed $259,999 Charleston Trident MLS