102 6 Block 58 Andrews N Hazel Ave · Andrews, SC 29510

$155,000

3 bd · 2.0 ba · 1,990 sqft · SingleFamily public records · 81 Days on market

Built 1965 0.32 ac lot Est $289k · 46% under ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ALL SERIOUS OFFERS CONSIDEREDSituated on a spacious 1 acre+ lot blocks from historic downtown Andrews, SC, this country-style home has lots of character and charm. Gorgeous wood paneling and built-ins throughout. Spacious with lots of potential for you to come make it your own. Recent addition could be 4th bedroom or Master suite. Large patio overlooks expansive yard. Three bedrooms and full bathroom, Living Room, in main part of house. Dining Room is open to kitchen. Built in 1965 this charming ranch has many mid-century touches.This property consists of two parcel numbers - see documents for details.

Key facts

• 1 acre corner lot
• Large den
• Front porch

Tags

• BRICK HOME
• 1 ACRE CORNER LOT
• LARGE DEN
• FIREPLACE
• FRONT PORCH
• BACK PATIO

Property features AI

Finance

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

Exterior

• Parking: Carport; 4 parking spaces (total)
• Utilities: Central heating and cooling
• Home design: Single-story; Resale property; Brick veneer exterior
• Construction: Brick veneer construction; Crawlspace and slab foundation
• Exterior features: Front porch; Patio; City lot; Rectangular lot

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Primary bedroom on main level
• Flooring: Luxury vinyl; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Fireplace; Main level primary bedroom; Bedroom on main level; Den; Utility room; Family/Dining room; Kitchen/Dining combo
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (19.1% below list).
• Recommended offer: $125k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.5% in Andrews — 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 63/100 on livability (#183 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, amenities 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.
• Zoned schools: Andrews Elementary (math 21% / reading 19%, grade F, #492 of 597 statewide, top 83%, 684 students, 100% FRL); Rosemary Middle (math 9% / reading 17%, grade F, #210 of 229 statewide, top 93%, 378 students, 100% FRL); Andrews High (math 27% / reading 77%, grade D+, #142 of 196 statewide, top 74%, 519 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $110k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,384 (19.1% 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 81 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.81% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $288,550
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 S Morgan Ave	0.60mi	3/2.0	1,800 (-10%)	3mo	$249,000	$138	54
312 S Poplar Ave	0.52mi	3/2.0	2,170 (+9%)	10mo	$314,000	$145	52
40 Hillcrest Dr	0.58mi	4/2.0 (+1)	2,052 (+3%)	23mo	$208,000	$101	44
510 S Poplar Ave	0.70mi	3/3.5	1,900 (-4%)	18mo	$338,000	$178	39
304 S Morgan Ave	0.58mi	4/3.0 (+1)	2,106 (+6%)	20mo	$325,000	$154	38
415 W Pine St	0.63mi	4/2.0 (+1)	1,700 (-15%)	8mo	$235,000	$138	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.76×
• Total profit: $76,490
• Equity at exit: $139,636

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $231,612
• Equity at exit: $301,131

Cash invested: $43,400 (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 29510

• Home prices YoY: 10.2%
• Active inventory: 58
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$238 /mo · $2,860/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-125

Break-even live

Break-even rent $1,412

Max offer price $132,884

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-81	+0% $-125	+5% $-169	+10% $-213
Rent	-10% $-224	-5% $-175	+0% $-125	+5% $-76	+10% $-26
Rate	-1.0pp $-47	-0.5pp $-86	base $-125	+0.5pp $-165	+1.0pp $-206

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-14
   statusdays on market $155,000 Pending 81 DOM
2. 2026-06-10
   days on market $155,000 Active 79 DOM
3. 2026-06-09
   days on market $155,000 Active 78 DOM
4. 2026-06-08
   days on market $155,000 Active 77 DOM
5. 2026-06-07
   pricedays on market $155,000 Active 76 DOM
6. 2026-06-03
   days on market $195,000 Active 72 DOM
7. 2026-06-02
   days on market $195,000 Active 71 DOM
8. 2026-06-01
   days on market $195,000 Active 70 DOM
9. 2026-05-31
   days on market $195,000 Active 69 DOM
10. 2026-05-30
    days on market $195,000 Active 68 DOM
11. 2026-05-15
    price $195,000
12. 2026-04-09
    price $225,000
13. 2026-03-23
    listed $265,000 Active
14. 2022-09-02
    soldstatus $125,000 Closed 609-char remark

    Show marketing remark (609 chars)

    ALL SERIOUS OFFERS CONSIDEREDSituated on a spacious 1 acre+ lot blocks from historic downtown Andrews, SC, this country-style home has lots of character and charm. Gorgeous wood paneling and built-ins throughout. Spacious with lots of potential for you to come make it your own. Recent addition could be 4th bedroom or Master suite. Large patio overlooks expansive yard. Three bedrooms and full bathroom, Living Room, in main part of house. Dining Room is open to kitchen. Built in 1965 this charming ranch has many mid-century touches.This property consists of two parcel numbers - see documents for details.

15. 2022-08-31
    soldstatus $125,000
16. 2022-07-23
    historical Active Contingent 609-char remark

    Show marketing remark (609 chars)

    ALL SERIOUS OFFERS CONSIDEREDSituated on a spacious 1 acre+ lot blocks from historic downtown Andrews, SC, this country-style home has lots of character and charm. Gorgeous wood paneling and built-ins throughout. Spacious with lots of potential for you to come make it your own. Recent addition could be 4th bedroom or Master suite. Large patio overlooks expansive yard. Three bedrooms and full bathroom, Living Room, in main part of house. Dining Room is open to kitchen. Built in 1965 this charming ranch has many mid-century touches.This property consists of two parcel numbers - see documents for details.

17. 2022-06-29
    price $119,000 609-char remark

    Show marketing remark (609 chars)

    ALL SERIOUS OFFERS CONSIDEREDSituated on a spacious 1 acre+ lot blocks from historic downtown Andrews, SC, this country-style home has lots of character and charm. Gorgeous wood paneling and built-ins throughout. Spacious with lots of potential for you to come make it your own. Recent addition could be 4th bedroom or Master suite. Large patio overlooks expansive yard. Three bedrooms and full bathroom, Living Room, in main part of house. Dining Room is open to kitchen. Built in 1965 this charming ranch has many mid-century touches.This property consists of two parcel numbers - see documents for details.

18. 2022-05-26
    price $189,000 609-char remark

    Show marketing remark (609 chars)

    ALL SERIOUS OFFERS CONSIDEREDSituated on a spacious 1 acre+ lot blocks from historic downtown Andrews, SC, this country-style home has lots of character and charm. Gorgeous wood paneling and built-ins throughout. Spacious with lots of potential for you to come make it your own. Recent addition could be 4th bedroom or Master suite. Large patio overlooks expansive yard. Three bedrooms and full bathroom, Living Room, in main part of house. Dining Room is open to kitchen. Built in 1965 this charming ranch has many mid-century touches.This property consists of two parcel numbers - see documents for details.

19. 2022-05-04
    listed $210,000 Active 609-char remark

    Show marketing remark (609 chars)

    ALL SERIOUS OFFERS CONSIDEREDSituated on a spacious 1 acre+ lot blocks from historic downtown Andrews, SC, this country-style home has lots of character and charm. Gorgeous wood paneling and built-ins throughout. Spacious with lots of potential for you to come make it your own. Recent addition could be 4th bedroom or Master suite. Large patio overlooks expansive yard. Three bedrooms and full bathroom, Living Room, in main part of house. Dining Room is open to kitchen. Built in 1965 this charming ranch has many mid-century touches.This property consists of two parcel numbers - see documents for details.

ⓘ 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: $2,860 · $238/mo
• Projected year-2 tax: $2,860 · $238/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 9/10 Extreme 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,046
• − Mortgage interest: −$8,682
• − Property taxes: −$2,860
• − Insurance: −$775
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$4,509
• Taxable loss: −$4,187
• Est. tax savings @ 24.0%: +$1,005
• After-tax cash flow: $-497/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 — Andrews

• Score: 63/100
• State rank: #183
• US rank: #15970

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Andrews, SC
• Population (ZIP): 9,803

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 (55%)
• Race & ethnicity: White 55% Black 40% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 25.29%
• Current HPI: 273.496
• 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

-7.1% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $195,000 CCAR
• 2026-04-09 Price Changed $225,000 CCAR
• 2026-03-23 Listed $265,000 CCAR
• 2022-09-02 Sold (MLS) $125,000 Charleston Trident MLS
• 2022-08-31 Sold (Public Records) $125,000 Public Records
• 2022-07-23 Contingent — Charleston Trident MLS
• 2022-06-29 Price Changed $119,000 Charleston Trident MLS
• 2022-05-26 Price Changed $189,000 Charleston Trident MLS
• 2022-05-04 Listed $210,000 Charleston Trident MLS

Property tax history

+18.3%/yr

Latest (2025): $2,860 · +9.9% YoY. Source: county tax records.