166 Telfair Rd · Georgetown, SC 29440

$250,000

3 bd · 2.0 ba · 1,675 sqft · SingleFamily public records · 23 Days on market

Built 1978 6.42 ac lot Est $323k · 23% under

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Build Your Private Oasis on 6.42 Wooded Acres Escape to the peace and quiet of this stunning 6.42+/- acre wooded property. Offering unparalleled privacy, the land includes a sprawling 4.59-acre rear buffer (Non-Buildable) and nearly 2 +/- acres of buildable frontage (4 Lots). Whether you choose to strip the existing brick rancher down to its bones and rebuild or start fresh with a custom architectural masterpiece, the possibilities are endless. Enjoy the benefits of a rural feel with the convenience of public water access. A unique opportunity to own a significant piece of land in a sought-after, tranquil setting. Acreage subject to pending survey. Enter at own risk due to mold spores (Own

Key facts

• Buildable frontage
• Public water access
• Private oasis

Tags

• PRIVATE OASIS
• WOODED ACRES
• UNPARALLELED PRIVACY
• BUILDABLE FRONTAGE
• PUBLIC WATER ACCESS
• TRANQUIL SETTING

Property features AI

Finance

• Other: For sale
• HOA & community: Monthly association fee

Exterior

• Parking: Driveway; 12 parking spaces (total)
• Utilities: Public water; Septic (septic tank); Electricity available; Cable available; Phone available
• Home design: Single-story; Resale property; Zoned R1/2AC
• Construction: Brick/mortar and slab foundation
• Exterior features: 6.42-acre lot; Acreage; Irregular lot

Interior

• Kitchen: Kitchen (12x12)
• Bedrooms: Bedroom 1 (12x11); Bedroom 2 (16x11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (4.0% below list).
• Recommended offer: $240k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.7% in Georgetown — 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 65/100 on livability (#141 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, schools F, crime F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 409 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $250k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $239,959 (4.0% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $323,275
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Lot 53 Telfair Rd - Kokomo Telfair Rd	0.02mi	3/2.0	1,535 (-8%)	12mo	$324,990	$212	75
120 Lot 52 Telfair Rd - Sullivan Telfair Rd	0.04mi	3/2.0	1,812 (+8%)	12mo	$350,060	$193	74
1678 Pringle Ferry Rd	0.12mi	3/2.0	1,760 (+5%)	18mo	$280,000	$159	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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-16,062
• Equity at exit: $37,276

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $17,224
• Equity at exit: $21,615

Cash invested: $70,000 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 409
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $385

Break-even live

Break-even rent $1,912

Max offer price $250,000

Occupancy floor 79%

Sensitivity live

Price	-10% $527	-5% $456	+0% $385	+5% $315	+10% $244
Rent	-10% $196	-5% $291	+0% $385	+5% $480	+10% $575
Rate	-1.0pp $511	-0.5pp $449	base $385	+0.5pp $321	+1.0pp $255

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $250,000 Pending 23 DOM
2. 2026-06-03
   days on market $250,000 Active Under Contract 21 DOM
3. 2026-06-02
   days on market $250,000 Active Under Contract 20 DOM
4. 2026-06-01
   days on market $250,000 Active Under Contract 19 DOM
5. 2026-05-31
   days on market $250,000 Active Under Contract 18 DOM
6. 2026-05-30
   days on market $250,000 Active Under Contract 17 DOM
7. 2026-05-23
   historical Active Under Contract
8. 2026-05-12
   listed $250,000 Active
9. 1999-07-01
   soldstatus $129,500

ⓘ 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: $1,141 · $95/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$284/yr (+$24/mo · 24.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,795
• − Mortgage interest: −$14,004
• − Property taxes: −$1,141
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$7,273
• Taxable income: $520
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $4,500/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Georgetown

• Score: 65/100
• State rank: #141
• US rank: #13446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• 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

+93.1% since first listed

3 events — show timeline

• 2026-05-23 Contingent — CCAR
• 2026-05-12 Listed $250,000 CCAR
• 1999-07-01 Sold (Public Records) $129,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,141 · +9.5% YoY. Source: county tax records.