141 Beauregard St · Lake City, SC 29560

$56,000

3 bd · 2.0 ba · 1,424 sqft · SingleFamily public records · 102 Days on market

Built 1910 0.46 ac lot ↓ 48% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

* * Investor Special – Built in 1910! * * This 3-bedroom, 2-bathroom home located at 141 Beauregard St, Lake City, SC, boasts historic charm and offers renovation potential on a spacious 0.46-acre lot. Featuring a solid structure and original character, it presents an excellent opportunity for investors, flippers, or buyers interested in a full restoration project. Please note that the lot at 143 Beauregard is included in the sale. The property requires significant repairs and is being sold as-is. Utilities may not be active, so please exercise caution when viewing the home. The property includes two Tax Map IDs: 80009-06-022 and 80009-06-023, providing flexibility for expansion, t

Key facts

• Original character
• Historic charm
• Spacious lot

Tags

• HISTORIC CHARM
• RENOVATION POTENTIAL
• SPACIOUS LOT
• SOLID STRUCTURE
• ORIGINAL CHARACTER
• FLEXIBILITY FOR EXPANSION

Property features AI

Finance

• Other: Lot size approximately 0.46 acre

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding; Crawl space foundation; Built area above grade: 1,424 (finished)
• Exterior features: Metal roof

Interior

• Kitchen: Oven
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Insulated windows; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $51k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#124 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F, employment D-.
• Florence 03 (town): math 16% / reading 27% proficiency, ranked #67 of 80 in SC (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Main Street Elementary (math 7% / reading 13%, grade F, #582 of 597 statewide, top 98%, 334 students, 100% FRL); Ronald E. Mcnair Jr. High (math 7% / reading 13%, grade F, #221 of 229 statewide, top 97%, 209 students, 100% FRL); Lake City High (math 17% / reading 57%, grade F, #183 of 196 statewide, top 94%, 592 students, 100% FRL) — zoned schools average 100% FRL vs 83% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 68 active listings in the ZIP; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $387 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $2k; list at $56k implies a 2700% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $50,960 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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. 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: 2.09% ✓
• Cap rate: 18.03%
• Cash-on-cash: 41.92%
• DSCR: 2.87
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 38.6%
• Equity multiple: 2.65×
• Total profit: $25,826
• Equity at exit: $8,350

10-year hold

• IRR: 45.0%
• Equity multiple: 5.30×
• Total profit: $67,461
• Equity at exit: $4,842

Cash invested: $15,680 (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 29560

• Home prices YoY: -21.1%
• Active inventory: 68
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $548

Break-even live

Break-even rent $477

Max offer price $56,000

Occupancy floor 48%

Sensitivity live

Price	-10% $579	-5% $564	+0% $548	+5% $532	+10% $516
Rent	-10% $455	-5% $502	+0% $548	+5% $594	+10% $640
Rate	-1.0pp $576	-0.5pp $562	base $548	+0.5pp $533	+1.0pp $519

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $56,000 Active 102 DOM
2. 2026-06-21
   days on market $56,000 Active 101 DOM
3. 2026-06-18
   days on market $56,000 Active 99 DOM
4. 2026-06-17
   days on market $56,000 Active 98 DOM
5. 2026-06-16
   days on market $56,000 Active 97 DOM
6. 2026-06-15
   days on market $56,000 Active 96 DOM
7. 2026-06-13
   days on market $56,000 Active 94 DOM
8. 2026-06-12
   pricedays on market $56,000 Active 93 DOM
9. 2026-06-09
   days on market $60,000 Active 90 DOM
10. 2026-06-08
    days on market $60,000 Active 89 DOM
11. 2026-06-08
    days on market $60,000 Active 88 DOM
12. 2026-06-07
    days on market $60,000 Active 87 DOM
13. 2026-06-04
    days on market $60,000 Active 84 DOM
14. 2026-06-02
    days on market $60,000 Active 83 DOM
15. 2026-06-01
    days on market $60,000 Active 82 DOM
16. 2026-05-31
    days on market $60,000 Active 81 DOM
17. 2026-03-11
    listed $60,000 Active
18. 2026-01-21
    price $57,000
19. 2025-05-23
    price $65,000
20. 2025-03-18
    status Active
21. 2025-03-08
    historical Active Under Contract
22. 2025-03-06
    listed $70,000 Active
23. 2016-03-14
    soldstatus $2,000
24. 2004-03-04
    soldstatus $115,000

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $722 · $60/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,050
• − Mortgage interest: −$3,137
• − Property taxes: −$722
• − Insurance: −$280
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$1,629
• Taxable income: $6,034
• Est. tax owed @ 24.0%: −$1,448
• After-tax cash flow: $5,125/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: Florence 03
• NCES district ID: 4502190
• Math proficiency: 16% ▼ -8.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $33,207
• Composite: 17.51/100
• National rank: #9053
• State rank: #67 of 80 in SC

Livability — Lake City

• Score: 66/100
• State rank: #124
• US rank: #12348

Category grades

Amenities C+ 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: Lake City, SC
• Population (ZIP): 12,284

Population outlook (Florence County) Hauer SSP2

• Today (2025): 141,714 people
• By 2030: 142,121 · +0.3%
• By 2040: 141,344 · -0.3%
• By 2050: 139,478 · -1.6%
• By 2075: 132,275 · -6.7%
• By 2100: 118,374 · -16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 39% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Florence

• 2024 margin: Lean R (+8.0) · D 45.3% · R 53.3% · Other 1.3%
• 2008→2024 swing: -4.8pp toward R · 2008: -3.2pp · 2024: -8.0pp
• All cycles: 2024: R+8.0 2020: R+2.3 2016: R+5.0 2012: R+0.5 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.93%
• Current HPI: 172.1796
• 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

-47.8% since first listed

8 events — show timeline

• 2026-03-11 Listed $60,000 RAGPD
• 2026-01-21 Price Changed $57,000 RAGPD
• 2025-05-23 Price Changed $65,000 RAGPD
• 2025-03-18 Relisted — RAGPD
• 2025-03-08 Contingent — RAGPD
• 2025-03-06 Listed $70,000 RAGPD
• 2016-03-14 Sold (Public Records) $2,000 Public Records
• 2004-03-04 Sold (Public Records) $115,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $722 · +8.2% YoY. Source: county tax records.