319 N Main St · Mullins, SC 29574

$69,900

3 bd · 1.0 ba · 1,253 sqft · Other public records · 9 Days on market

Built 1946 7,405 sqft lot

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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 +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Here is the one, A RENTAL, affordable spacious home TO ADD TO YOUR PORTFOLIO. Needs Lots of TLC NEEDED. Call with any questions.

Key facts

• 7,405 sq ft lot
• 4 parking spots
• Built 1946

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Carport; 4 total parking spaces
• Home design: Single-story residence; Resale property
• Exterior features: 0.17-acre lot; Zoned residential

Interior

• Bathrooms: 1 full bathroom
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 12.3% vs local median 4.5% in Mullins — 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 52/100 on livability (#358 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Marion 10 (town): math 9% / reading 23% proficiency, ranked #79 of 80 in SC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 76 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected at -26% 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 ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $69,900

Questions for the listing agent

1. Built in 1946 — 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: 1.57% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.54%
• DSCR: 1.96
• GRM: 5.3

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: 14.2%
• Equity multiple: 1.57×
• Total profit: $11,090
• Equity at exit: $10,422

10-year hold

• IRR: 23.0%
• Equity multiple: 2.97×
• Total profit: $38,628
• Equity at exit: $6,044

Cash invested: $19,572 (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 29574

• Active inventory: 80
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$122 /mo · $1,463/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $351

Break-even live

Break-even rent $655

Max offer price $69,900

Occupancy floor 63%

Sensitivity live

Price	-10% $391	-5% $371	+0% $351	+5% $332	+10% $312
Rent	-10% $264	-5% $308	+0% $351	+5% $395	+10% $438
Rate	-1.0pp $387	-0.5pp $369	base $351	+0.5pp $333	+1.0pp $315

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Jones St Mullins, SC	3.0	1.0	1200	$1,100	$0.92	24d	1	0.55mi

Listing history 8 events

1. 2026-06-18
   days on market $69,900 Active 9 DOM
2. 2026-06-17
   days on market $69,900 Active 8 DOM
3. 2026-06-16
   days on market $69,900 Active 7 DOM
4. 2026-06-15
   days on market $69,900 Active 6 DOM
5. 2026-06-14
   days on market $69,900 Active 4 DOM
6. 2026-06-13
   days on market $69,900 Active 3 DOM
7. 2026-06-10
   remarks 128-char remark
8. 2026-06-10
   listed $69,900 Active 1 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: $1,463 · $122/mo
• Projected year-2 tax: $1,463 · $122/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 8/10 Severe 7 d/yr ≥109°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: $13,200
• − Mortgage interest: −$3,915
• − Property taxes: −$1,463
• − Insurance: −$350
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,033
• Taxable income: $3,326
• Est. tax owed @ 24.0%: −$798
• After-tax cash flow: $3,418/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: Marion 10
• NCES district ID: 4503908
• Math proficiency: 9% ▼ -9.00%
• Reading proficiency: 23% ▲ 1.00%
• Median HH income: $31,200
• Composite: 12.75/100
• National rank: #9600
• State rank: #79 of 80 in SC

Livability — Mullins

• Score: 52/100
• State rank: #358
• US rank: #25086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mullins, SC
• Population (ZIP): 9,383

Population outlook (Marion County) Hauer SSP2

• Today (2025): 29,121 people
• By 2030: 27,539 · -5.4%
• By 2040: 24,391 · -16.2%
• By 2050: 21,566 · -25.9%
• By 2075: 15,537 · -46.6%
• By 2100: 10,680 · -63.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (57%)
• Race & ethnicity: Black 57% White 40% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: D (+10.5) · D 54.6% · R 44.1% · Other 1.2%
• 2008→2024 swing: -15.2pp toward R · 2008: 25.7pp · 2024: 10.5pp
• All cycles: 2024: D+10.5 2020: D+21.5 2016: D+21.7 2012: D+29.8 2008: D+25.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.44%
• Current HPI: 111.3883
• 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

• 2026-06-09 Listed $69,900 CCAR

Property tax history

+11.9%/yr

Latest (2025): $1,463 · +1.3% YoY. Source: county tax records.