609 Perch Ln · Santee, SC 29142

$241,830

3 bd · 2.5 ba · 1,360 sqft · SingleFamily · 99 Days on market

Built 2026 Good condition 6,098 sqft lot Est $248k · at est. $43/mo HOA · 2% of rent ↓ 17% 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).

• Cash flow +13.0/30.0
• ARV discount +8.5/15.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks

Special Interest Rate with Closing Cost Assistance paid for by builderWelcome home to 609 Perch Lane, set on an oversized lot in the heart of the Center Pointe community in Santee, South Carolina. Surrounded by the natural beauty of the Lowcountry, this inviting home offers a peaceful setting with easy access to Lake Marion, outdoor recreation, and nearby golf courses including Santee National Golf Club, Lake Marion Golf Course, and Santee Cooper Country Club. This two-story home features the Rachel floorplan. Offering an open and spacious layout, this home is designed for comfortable living and everyday functionality . The kitchen features elegant white cabinetry, granite countertops, and

Key facts

• Outdoor recreation
• Nearby golf courses
• Oversized lot

Tags

• OVERSIZED LOT
• EASY ACCESS TO LAKE MARION
• OUTDOOR RECREATION
• NEARBY GOLF COURSES
• OPEN AND SPACIOUS LAYOUT
• ELEGANT WHITE CABINETRY

Property features AI

Finance

• HOA & community: Annual association fee of 515; Community trash service

Exterior

• Parking: 2-car garage
• Utilities: Electric service provided by Dominion Energy
• Home design: Single-family detached home; One story; Ground-level entry; New construction; Located in Center Pointe subdivision
• Construction: Architectural fiberglass roof; Fee simple ownership
• Exterior features: Pond on property; Level, wooded lot; 0–0.5 acre lot size

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms; Primary bedroom on upper level with walk-in closet
• Flooring: Carpet; Vinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air; Electric heating
• Interior features: Smooth ceilings; Kitchen island; Eat-in kitchen; Living/dining combo; Pantry
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-15 ($-175/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (11.0% below list).
• Recommended offer: $215k (11.0% 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: crime F, amenities F, commute F.
• Zoned schools: Elloree Elementary (math 10%, 387 students, 100% FRL).
• Market conditions: 155 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k 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.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $68k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,142 (11.0% 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 99 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.89% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $247,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
748 Striped Bass Ct	0.15mi	3/2.5	1,360 (0%)	5mo	$265,900	$196	89
904 Bream Cir	0.11mi	3/2.5	1,360 (0%)	8mo	$281,000	$207	88
612 Perch Ln	0.08mi	3/2.5	1,517 (+12%)	3mo	$283,900	$187	75
624 Perch Ln	0.11mi	4/2.0 (+1)	1,482 (+9%)	1mo	$262,900	$177	72
701 Striped Bass Ct	0.02mi	3/2.0	1,183 (-13%)	4mo	$249,900	$211	72
677 Perch Ln	0.08mi	3/2.5	1,517 (+12%)	10mo	$269,850	$178	68
657 Perch Ln	0.07mi	4/2.0 (+1)	1,482 (+9%)	10mo	$264,850	$179	67
681 Perch Ln	0.10mi	4/2.0 (+1)	1,482 (+9%)	9mo	$252,900	$171	66
625 Perch Ln	0.04mi	3/2.0	1,183 (-13%)	10mo	$242,850	$205	66
908 Bream Cir	0.12mi	4/2.0 (+1)	1,482 (+9%)	8mo	$262,325	$177	66
740 Striped Bass Ct	0.13mi	4/2.0 (+1)	1,482 (+9%)	9mo	$269,850	$182	65
5 John Fothergill Cir	0.44mi	2/2.0 (-1)	1,405 (+3%)	10mo	$214,500	$153	59

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: 8.6%
• Equity multiple: 1.51×
• Total profit: $34,375
• Equity at exit: $115,242

10-year hold

• IRR: 10.9%
• Equity multiple: 2.72×
• Total profit: $116,368
• Equity at exit: $182,834

Cash invested: $67,712 (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: 155
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,151 medium
• Mortgage (P&I): −$1,268
• Tax est. 1.5%: −$302 /mo · $3,627/yr
• Insurance: −$101
• HOA: −$43
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-15

Break-even live

Break-even rent $2,170

Max offer price $239,716

Occupancy floor 96%

Sensitivity live

Price	-10% $153	-5% $69	+0% $-15	+5% $-98	+10% $-182
Rent	-10% $-185	-5% $-100	+0% $-15	+5% $70	+10% $155
Rate	-1.0pp $107	-0.5pp $47	base $-15	+0.5pp $-77	+1.0pp $-141

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: $60,458
• Closing costs: $7,255
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.20mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	25d	1	1.03mi
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	25d	1	1.15mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 20 events

1. 2026-06-19
   days on market $241,830 Active 99 DOM
2. 2026-06-18
   days on market $241,830 Active 98 DOM
3. 2026-06-17
   days on market $241,830 Active 97 DOM
4. 2026-06-16
   days on market $241,830 Active 96 DOM
5. 2026-06-15
   days on market $241,830 Active 95 DOM
6. 2026-06-14
   days on market $241,830 Active 93 DOM
7. 2026-06-12
   days on market $241,830 Active 92 DOM
8. 2026-06-09
   days on market $241,830 Active 89 DOM
9. 2026-06-08
   days on market $241,830 Active 88 DOM
10. 2026-06-07
    days on market $241,830 Active 87 DOM
11. 2026-06-07
    days on market $241,830 Active 86 DOM
12. 2026-06-04
    days on market $241,830 Active 83 DOM
13. 2026-06-02
    days on market $241,830 Active 82 DOM
14. 2026-06-01
    days on market $241,830 Active 81 DOM
15. 2026-05-31
    days on market $241,830 Active 80 DOM
16. 2026-05-31
    days on market $241,830 Active 79 DOM
17. 2026-05-19
    price $241,830
18. 2026-04-16
    price $276,900
19. 2026-04-09
    price $289,000
20. 2026-03-12
    listed $292,435 Active

ⓘ 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: $25,817
• − Mortgage interest: −$13,546
• − Property taxes: −$3,627
• − Insurance: −$1,209
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − HOA: −$516
• − Depreciation: −$7,035
• Taxable loss: −$4,248
• Est. tax savings @ 24.0%: +$1,019
• After-tax cash flow: $844/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This two-story home in Santee, SC, features a good condition with a good score of 80. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor cosmetic updates needed.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

Price history

-17.3% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $241,830 Charleston Trident MLS
• 2026-04-16 Price Changed $276,900 Charleston Trident MLS
• 2026-04-09 Price Changed $289,000 Charleston Trident MLS
• 2026-03-12 Listed $292,435 Charleston Trident MLS