1795 Belleville Rd · Brookdale, SC 29115

$100,000

3 bd · 2.0 ba · 1,764 sqft · SingleFamily public records · 143 Days on market

Built 1966 0.35 ac lot ↓ 7% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-bath traditional home nestled in the heart of Orangeburg. This well-maintained residence offers a comfortable floor plan with spacious living areas, a bright kitchen with ample cabinetry, and a cozy dining space perfect for everyday living or entertaining. The primary suite features a private bath and generous closet space, while two additional bedrooms provide flexibility for guests, home office, or family living. Enjoy quiet mornings or evening relaxation in the backyard, ideal for outdoor gatherings or gardening. Conveniently located near local schools, shopping, dining, and downtown Orangeburg, this home delivers small-town charm with everyday convenience. A great

Key facts

• Private bath
• Backyard
• Local schools

Tags

• PRIVATE BATH
• GENEROUS CLOSET SPACE
• BACKYARD
• OUTDOOR GATHERINGS
• LOCAL SCHOOLS
• SHOPPING

Property features AI

Exterior

• Parking: 2-car garage; 2 parking spaces
• Home design: Single-family detached home; One level
• Exterior features: Asphalt roof

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air; Forced air heating
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.4% in Brookdale — 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 65/100 on livability (#144 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B; Watch: crime D+, amenities F, commute F.
• Zoned schools: Brookdale Elementary (math 30%, 244 students, 100% FRL); Robert E. Howard Middle (math 10%, 396 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 226 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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: 1.38% ✓
• Cap rate: 12.17%
• Cash-on-cash: 21.00%
• DSCR: 1.93
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $216,972
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1787 Belleville Road Rd	0.02mi	3/2.5	1,872 (+6%)	10mo	$315,000	$168	78
528 Shadow Lawn Dr	0.34mi	3/2.0	1,638 (-7%)	17mo	$202,000	$123	58
397 Brookdale Dr	0.16mi	3/2.5	2,027 (+15%)	10mo	$145,000	$72	57
1628 Belleville Rd	0.37mi	4/2.0 (+1)	1,945 (+10%)	6mo	$235,000	$121	56

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

Projected returns pro-forma

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

5-year hold

• IRR: 13.4%
• Equity multiple: 1.53×
• Total profit: $14,978
• Equity at exit: $14,910

10-year hold

• IRR: 22.2%
• Equity multiple: 2.90×
• Total profit: $53,102
• Equity at exit: $8,646

Cash invested: $28,000 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$37 /mo · $445/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $490

Break-even live

Break-even rent $764

Max offer price $100,000

Occupancy floor 60%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $100,000 Active 143 DOM
2. 2026-06-18
   days on market $100,000 Active 142 DOM
3. 2026-06-17
   days on market $100,000 Active 141 DOM
4. 2026-06-16
   days on market $100,000 Active 140 DOM
5. 2026-06-15
   days on market $100,000 Active 139 DOM
6. 2026-06-14
   days on market $100,000 Active 137 DOM
7. 2026-06-12
   days on market $100,000 Active 136 DOM
8. 2026-06-09
   days on market $100,000 Active 133 DOM
9. 2026-06-08
   days on market $100,000 Active 132 DOM
10. 2026-06-07
    days on market $100,000 Active 131 DOM
11. 2026-06-07
    days on market $100,000 Active 130 DOM
12. 2026-06-04
    days on market $100,000 Active 127 DOM
13. 2026-06-02
    days on market $100,000 Active 126 DOM
14. 2026-06-01
    price $100,000 Active 125 DOM
15. 2026-06-01
    days on market $129,000 Active 125 DOM
16. 2026-05-31
    days on market $129,000 Active 124 DOM
17. 2026-05-31
    days on market $129,000 Active 123 DOM
18. 2026-02-26
    price $129,000
19. 2026-01-20
    listed $139,000 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: $445 · $37/mo
• Projected year-2 tax: $570 · $48/mo
• Expected delta: +$125/yr (+$10/mo · 28.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,607
• − Mortgage interest: −$5,602
• − Property taxes: −$445
• − Insurance: −$500
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$2,909
• Taxable income: $4,494
• Est. tax owed @ 24.0%: −$1,079
• After-tax cash flow: $4,803/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 — Brookdale

• Score: 65/100
• State rank: #144
• US rank: #13512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookdale, SC
• Population (ZIP): 27,179

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -56.65%
• Current HPI: 150.823
• 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

-7.2% since first listed

2 events — show timeline

• 2026-02-26 Price Changed $129,000 Charleston Trident MLS
• 2026-01-20 Listed $139,000 Charleston Trident MLS

Property tax history

-13.8%/yr

Latest (2024): $445 · +43.6% YoY. Source: county tax records.