1200 Old Mill Rd · Russellville, SC 29479

$159,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 84 Days on market

Built 1990 0.46 ac lot Est $121k · 32% over ↓ 9% since listing

---

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).

• Cash flow +19.1/30.0
• Appreciation +9.2/10.0
• DSCR +6.0/10.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks

Opportunity awaits at 1200 Old Mill Road in St Stephen. Situated on a spacious homesite in a peaceful, rural setting, this property offers the perfect chance to create something truly special. Whether you are an investor, renovator, or buyer looking to customize a home to your vision, this property is full of potential. The home features a functional layout with generous living spaces and a solid footprint ready for your personal touch. With the right updates and improvements, this property can be transformed into a charming full time residence, weekend retreat, or income producing opportunity. Enjoy the freedom of no HOA and plenty of room for outdoor living, storage, or recreational use.

Key facts

• 0.46 acre lot
• Built 1990
• Listed 84 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: BCW & SA water; Berkeley Electric Co-Op power
• Home design: Single-family detached residential home; One story; Ground-level entry; Fee simple ownership
• Construction: Interior lot; Wooded lot; Lot under 0.5 acre
• Exterior features: Stoop; Shed(s); Handicapped equipped

Interior

• Bedrooms: 3 bedrooms (master bedroom on lower/ground level)
• Flooring: Wood flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Blown ceiling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/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 $153k (4.6% below list).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#383 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: St. Stephen Elementary (math 12% / reading 27%, grade F, #499 of 597 statewide, top 84%, 291 students, 100% FRL); St. Stephen Middle (math 2% / reading 22%, grade F, #216 of 229 statewide, top 96%, 209 students, 100% FRL); Timberland High (math 17% / reading 72%, grade F, #166 of 196 statewide, top 87%, 704 students, 100% FRL) — zoned schools average 100% FRL vs 48% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Berkeley 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 53 active listings in the ZIP; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $13k appreciation (8.4% local appreciation)).
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; severe 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 $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 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: 0.95% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $120,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1225 Old Mill Rd	0.12mi	3/1.0	1,050 (-9%)	2mo	$110,000	$105	74

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

Projected returns pro-forma

8.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.80×
• Total profit: $80,633
• Equity at exit: $125,700

10-year hold

• IRR: 21.9%
• Equity multiple: 6.05×
• Total profit: $226,122
• Equity at exit: $253,648

Cash invested: $44,772 (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 29479

• Home prices YoY: 2.6%
• Active inventory: 53
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$131 /mo · $1,567/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $170

Break-even live

Break-even rent $1,311

Max offer price $159,900

Occupancy floor 84%

Sensitivity live

Price	-10% $260	-5% $215	+0% $170	+5% $125	+10% $79
Rent	-10% $49	-5% $110	+0% $170	+5% $230	+10% $290
Rate	-1.0pp $250	-0.5pp $211	base $170	+0.5pp $128	+1.0pp $86

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $159,900 Active 84 DOM
2. 2026-06-17
   days on market $159,900 Active 83 DOM
3. 2026-06-16
   days on market $159,900 Active 82 DOM
4. 2026-06-15
   days on market $159,900 Active 81 DOM
5. 2026-06-13
   days on market $159,900 Active 79 DOM
6. 2026-06-13
   days on market $159,900 Active 78 DOM
7. 2026-06-10
   days on market $159,900 Active 76 DOM
8. 2026-06-09
   days on market $159,900 Active 75 DOM
9. 2026-06-08
   days on market $159,900 Active 74 DOM
10. 2026-06-07
    days on market $159,900 Active 73 DOM
11. 2026-06-05
    days on market $159,900 Active 70 DOM
12. 2026-06-03
    days on market $159,900 Active 69 DOM
13. 2026-06-03
    days on market $159,900 Active 68 DOM
14. 2026-06-01
    days on market $159,900 Active 67 DOM
15. 2026-05-31
    days on market $159,900 Active 66 DOM
16. 2026-03-26
    listed $159,900 Active
17. 2026-02-14
    historical
18. 2026-02-09
    price $159,900
19. 2025-03-14
    listed $175,000 Active

ⓘ 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: $1,567 · $131/mo
• Projected year-2 tax: $1,567 · $131/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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,313
• − Mortgage interest: −$8,957
• − Property taxes: −$1,567
• − Insurance: −$800
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$4,652
• Taxable loss: −$592
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $2,180/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — Russellville

• Score: 44/100
• State rank: #383
• US rank: #26736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Russellville, SC
• Population (ZIP): 6,287

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 45% White 42% Hispanic / Latino 11% Two or more races 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.39%
• Current HPI: 333.0749
• 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

-8.6% since first listed

4 events — show timeline

• 2026-03-26 Listed $159,900 Charleston Trident MLS
• 2026-02-14 Listing Removed — Charleston Trident MLS
• 2026-02-09 Price Changed $159,900 Charleston Trident MLS
• 2025-03-14 Listed $175,000 Charleston Trident MLS

Property tax history

+11.5%/yr

Latest (2025): $1,567 · +2.2% YoY. Source: county tax records.