1269 Timmonsville Hwy · Darlington, SC 29532

$99,000

None bd · None ba · 1,960 sqft · MultiFamily · 60 Days on market

Built 1999 Poor condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Cash Buyer required. Property currently generates $12,000 in gross operating income annually and could easily produce over $20,000 annually. Buyer and buyers agent to verify all information during due diligence, including square footage, years built, etc. Sellers will not make any repairs, this is an as-is/where is sale. Parcels include 1269 Timmonsville Hwy, 1271 Timmonsville Hwy, and 1273 Timmonsville Hwy.

Key facts

• 6 parking spots
• Built 1999
• Listed 59 days

Property features AI

Exterior

• Parking: 6 parking spaces
• Home design: One-story multi-family residential income property
• Exterior features: Located in the County subdivision

What this means for you Summary

Snapshot

• This is a multifamily listed at $99k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 3.6% in Darlington — 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 57/100 on livability (#268 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Darlington Middle (math 21% / reading 28%, grade F, #166 of 229 statewide, top 72%, 919 students, 100% FRL); Darlington High (math 49% / reading 73%, grade C+, #105 of 196 statewide, top 54%, 1,054 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 123 active listings in the ZIP; 195 units permitted in Darlington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Darlington County population projected at -18% 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.62% ✓
• Cap rate: 22.86%
• Cash-on-cash: 59.16%
• DSCR: 3.63
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 57.8%
• Equity multiple: 3.56×
• Total profit: $71,041
• Equity at exit: $14,761

10-year hold

• IRR: 62.7%
• Equity multiple: 7.28×
• Total profit: $174,104
• Equity at exit: $8,560

Cash invested: $27,720 (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 29532

• Active inventory: 123
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,596 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $1,367

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 42%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,595
Total (3 units)			$2,596

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $99,000 Active 60 DOM
2. 2026-06-18
   days on market $99,000 Active 59 DOM
3. 2026-06-17
   days on market $99,000 Active 58 DOM
4. 2026-06-16
   days on market $99,000 Active 57 DOM
5. 2026-06-15
   days on market $99,000 Active 56 DOM
6. 2026-06-14
   days on market $99,000 Active 54 DOM
7. 2026-06-13
   days on market $99,000 Active 53 DOM
8. 2026-06-10
   days on market $99,000 Active 51 DOM
9. 2026-06-09
   days on market $99,000 Active 50 DOM
10. 2026-06-08
    days on market $99,000 Active 49 DOM
11. 2026-06-07
    days on market $99,000 Active 48 DOM
12. 2026-06-05
    days on market $99,000 Active 45 DOM
13. 2026-06-03
    days on market $99,000 Active 44 DOM
14. 2026-06-02
    days on market $99,000 Active 43 DOM
15. 2026-06-01
    days on market $99,000 Active 42 DOM
16. 2026-05-31
    days on market $99,000 Active 41 DOM
17. 2026-05-30
    days on market $99,000 Active 40 DOM
18. 2026-04-20
    listed $99,000 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,152
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,492
• − Management: −$2,492
• − Depreciation: −$2,880
• Taxable income: $15,762
• Est. tax owed @ 24.0%: −$3,783
• After-tax cash flow: $12,617/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.

Condition & rehab AI · 8 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to improve its condition and increase its resale and rental value.

Repairs flagged

• Major roof — Significant wear and tear.
• Major siding — Peeling and chipping paint.
• Major flooring — Worn and in need of replacement.
• Major interior walls/paint — Wear and discoloration.
• Major HVAC/mechanicals — Old and may need replacement.
• Major landscaping — Sparse and in need of improvement.
• Major foundation/structure — Signs of settling and potential structural issues.

Value-add opportunities

• Both roof replacement — Improves both resale and rental value.
• Both exterior siding and paint — Enhances curb appeal and value.
• Both HVAC replacement — Improves comfort and energy efficiency.
• Both landscaping and curb appeal — Enhances curb appeal and value.
• Both foundation repair — Improves structural integrity and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear.	Major	$15,000–50,000
siding · Peeling and chipping paint.	Major	$15,000–50,000
flooring · Worn and in need of replacement.	Major	$15,000–50,000
interior walls/paint · Wear and discoloration.	Major	$15,000–50,000
HVAC/mechanicals · Old and may need replacement.	Major	$15,000–50,000
landscaping · Sparse and in need of improvement.	Major	$15,000–50,000
foundation/structure · Signs of settling and potential structural issues.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both roof replacement — Improves both resale and rental value. ↑
• Both exterior siding and paint — Enhances curb appeal and value. ↑
• Both HVAC replacement — Improves comfort and energy efficiency. ↑
• Both landscaping and curb appeal — Enhances curb appeal and value. ↑
• Both foundation repair — Improves structural integrity and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 of 80 in SC

Livability — Darlington

• Score: 57/100
• State rank: #268
• US rank: #21556

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,272

Population outlook (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 54% White 39% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.58%
• Current HPI: 149.1051
• 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

1 event — show timeline

• 2026-04-20 Listed $99,000 RAGPD