1828 Dellwood Dr · Brookdale, SC 29115

$139,900

3 bd · 1.5 ba · 1,134 sqft · SingleFamily public records · 17 Days on market

Built 1972 0.41 ac lot Est $170k · 18% under

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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 +15.0/15.0
• Cash flow +13.1/30.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Renovated Ranch in the Heart of Orangeburg!Don't miss this move-in ready 3-bedroom, 1.5-bath home nestled on a spacious lot in one of Orangeburg's established neighborhoods. This freshly updated home features lamintate vinyl flooring throughout, giving it a clean, modern feel from the moment you walk in. The generously sized kitchen comes equipped with appliances and offers plenty of room to cook and gather. Ceiling fans throughout help keep things comfortable year-round, and washer and dryer connections add everyday convenience. Outside, you'll enjoy a large front and back yard -- perfect for entertaining, gardening, or simply relaxing -- along with a covered carport. Whether you'

Key facts

• Covered carport
• Spacious lot
• Renovated ranch

Tags

• RENOVATED RANCH
• SPACIOUS LOT
• GENEROUSLY SIZED KITCHEN
• LAMINATE VINYL FLOORING
• LARGE FRONT AND BACK YARD
• COVERED CARPORT

Property features AI

Exterior

• Parking: 1-car carport
• Utilities: Public sewer; City of Orangeburg utilities
• Home design: Single-family detached home; One story; Fee simple ownership
• Construction: Metal roof
• Exterior features: Rain gutters; Level lot; Shed on property

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms (master includes ceiling fan)
• Flooring: Luxury vinyl
• Bathrooms: 1 full and 1 half bathroom
• Heating & cooling: Central air; Heat pump with electric heat
• Interior features: Ceiling fans
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-5 ($-65/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (14.2% below list).
• Recommended offer: $120k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.4% in Brookdale — 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 (#144 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B; Watch: crime D+, amenities F, commute F.
• Zoned schools: Brookdale Elementary (math 30%, 244 students, 100% FRL); William J. Clark Middle (math 12%, 687 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 226 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $140k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $120,000 (14.2% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $170,100
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1632 Belleville Rd	0.46mi	3/2.0	1,239 (+9%)	23mo	$127,500	$103	42
347 Beulah St	0.56mi	3/1.0	975 (-14%)	20mo	$146,000	$150	32

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-23,006
• Equity at exit: $20,860

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-20,440
• Equity at exit: $12,096

Cash invested: $39,172 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$161 /mo · $1,938/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-5

Break-even live

Break-even rent $1,207

Max offer price $138,939

Occupancy floor 95%

Sensitivity live

Price	-10% $74	-5% $34	+0% $-5	+5% $-45	+10% $-85
Rent	-10% $-100	-5% $-53	+0% $-5	+5% $42	+10% $89
Rate	-1.0pp $65	-0.5pp $30	base $-5	+0.5pp $-42	+1.0pp $-79

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
858 Manning St Orangeburg, SC	3.0	1.5	1000	$1,200	$1.20	20d	1	0.96mi

Listing history 13 events

1. 2026-06-19
   days on market $139,900 Active 17 DOM
2. 2026-06-18
   days on market $139,900 Active 16 DOM
3. 2026-06-17
   days on market $139,900 Active 15 DOM
4. 2026-06-16
   days on market $139,900 Active 14 DOM
5. 2026-06-15
   days on market $139,900 Active 13 DOM
6. 2026-06-14
   days on market $139,900 Active 11 DOM
7. 2026-06-12
   days on market $139,900 Active 10 DOM
8. 2026-06-09
   days on market $139,900 Active 7 DOM
9. 2026-06-08
   days on market $139,900 Active 6 DOM
10. 2026-06-07
    days on market $139,900 Active 5 DOM
11. 2026-06-07
    days on market $139,900 Active 4 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $139,900 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: $1,938 · $161/mo
• Projected year-2 tax: $1,938 · $161/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $14,400
• − Mortgage interest: −$7,837
• − Property taxes: −$1,938
• − Insurance: −$700
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,070
• Taxable loss: −$2,448
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $522/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 — Brookdale

• Score: 65/100
• State rank: #144
• US rank: #13512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookdale, SC
• Population (ZIP): 27,179

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -56.65%
• Current HPI: 150.823
• 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

+599.5% since first listed

6 events — show timeline

• 2026-06-01 Listed $139,900 Charleston Trident MLS
• 2023-06-05 Rental Removed — RENT.
• 1992-08-01 Sold (Public Records) $50,000 Public Records
• 1992-03-01 Sold (Public Records) $27,000 Public Records
• 1991-08-01 Sold (Public Records) $17,100 Public Records
• 1972-03-01 Sold (Public Records) $20,000 Public Records

Property tax history

+35.8%/yr

Latest (2024): $1,938 · +19.1% YoY. Source: county tax records.