Aspen Plan · Santee, SC 29142

$249,990

3 bd · 2.0 ba · 1,440 sqft · SingleFamily · 126 Days on market

---

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 +7.5/15.0
• Cash flow +7.4/30.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0

Listing remarks

Welcome to Somerset! A new home community where you can feel confident in owning a new home with simple living and space to relax in Santee. The Aspen has it all. Enter the huge great room and immediately feel at home. The first floor's open concept means you are never far from the action. A cozy kitchen features an optional island; add a powder room for convenience. The entry off the 2-car garage provides a convenient spot for coats, so clutter is never an issue. Upstairs all 3 bedrooms are large and boast ample closet space. A half bath and laundry room provide total comfort. The owner's suite is the star of the home, with an en-suite bathroom and huge walk-in closet. Experience all that

Key facts

• Huge walk-in closet
• Open concept
• Future pool

Tags

• ALL APPLIANCES INCLUDED
• FUTURE POOL
• OPEN CONCEPT
• AMPLE CLOSET SPACE
• EN-SUITE BATHROOM
• HUGE WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price provided

Exterior

• Parking: 2 parking spaces
• Utilities: Has cooling (central air)
• Home design: Plan name: Aspen; Inventory type: Plan
• Exterior features: Living area of 1,440 (provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central Air
• Interior features: Central air conditioning

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,800.

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 $-361 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (20.0% below list).
• Recommended offer: $200k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Market conditions: 161 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

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.5% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,000 (20.0% 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 126 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $280,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
188 Fargo Dr	0.00mi	3/2.0	1,348 (-6%)	14mo	$313,990	$233	78
632 Mulligan Way	0.24mi	3/2.0	1,307 (-9%)	11mo	$254,990	$195	65
9148 Ace Dr	0.29mi	3/2.5	1,307 (-9%)	11mo	$254,990	$195	60

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

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.23×
• Total profit: $17,993
• Equity at exit: $133,813

10-year hold

• IRR: 7.0%
• Equity multiple: 2.12×
• Total profit: $87,699
• Equity at exit: $212,297

Cash invested: $78,624 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 161
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,473
• Tax est. 1.5%: −$351 /mo · $4,212/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-361

Break-even live

Break-even rent $2,456

Max offer price $228,628

Occupancy floor —

Sensitivity live

Price	-10% $-166	-5% $-264	+0% $-361	+5% $-458	+10% $-555
Rent	-10% $-519	-5% $-440	+0% $-361	+5% $-282	+10% $-203
Rate	-1.0pp $-219	-0.5pp $-289	base $-361	+0.5pp $-433	+1.0pp $-507

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: $70,200
• Closing costs: $8,424
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	25d	1	1.28mi

Listing history 17 events

1. 2026-06-22
   days on market $249,990 Active 126 DOM
2. 2026-06-19
   days on market $249,990 Active 123 DOM
3. 2026-06-18
   days on market $249,990 Active 122 DOM
4. 2026-06-17
   days on market $249,990 Active 121 DOM
5. 2026-06-16
   days on market $249,990 Active 120 DOM
6. 2026-06-15
   days on market $249,990 Active 119 DOM
7. 2026-06-14
   days on market $249,990 Active 117 DOM
8. 2026-06-12
   days on market $249,990 Active 116 DOM
9. 2026-06-09
   days on market $249,990 Active 113 DOM
10. 2026-06-08
    days on market $249,990 Active 112 DOM
11. 2026-06-07
    days on market $249,990 Active 111 DOM
12. 2026-06-07
    days on market $249,990 Active 110 DOM
13. 2026-06-04
    days on market $249,990 Active 107 DOM
14. 2026-06-02
    days on market $249,990 Active 106 DOM
15. 2026-06-01
    days on market $249,990 Active 105 DOM
16. 2026-05-31
    days on market $249,990 Active 104 DOM
17. 2026-05-31
    days on market $249,990 Active 103 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$15,729
• − Property taxes: −$4,212
• − Insurance: −$1,404
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$8,169
• Taxable loss: −$9,354
• Est. tax savings @ 24.0%: +$2,245
• After-tax cash flow: $-2,082/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 — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, SC
• Population (ZIP): 4,658

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

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: ▲ 3.47%
• Current HPI: 193.5623
• 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