460 Bay St · Elloree, SC 29047

$157,500

3 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 59 Days on market

Built 1969 5,227 sqft lot

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Appreciation +6.4/10.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautifully renovated 2 BR/1 Bath gem at 460 Bay St in Elloree offers 823 square feet of modern living space, perfect for first-time buyers, downsizers, or anyone seeking a cozy retreat with contemporary upgrades. Step inside to discover a bright and airy open floor plan, designed to maximize space and functionality. The brand-new kitchen is a chef's delight, featuring sleek granite countertops, crisp white cabinetry, and all-new stainless-steel appliances. The kitchen seamlessly flows into the living room, creating an inviting space for entertaining or relaxing with family. The two spacious bedrooms offer ample closet space. The fully updated bathroom boasts a modern shower, new fixtu

Key facts

• Open floor plan
• Renovated gem
• Brand-new kitchen

Tags

• RENOVATED GEM
• OPEN FLOOR PLAN
• BRAND-NEW KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• UPDATED BATHROOM

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family detached home; One story; Ground-level entry; Fee simple ownership
• Exterior features: Privacy fence; Asphalt roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms; Primary bedroom on the lower level with ceiling fan
• Bathrooms: 1 bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $153k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.8% in Elloree — 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 52/100 on livability (#343 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Zoned schools: Elloree Elementary (math 10%, 387 students, 100% FRL).
• Market conditions: 53 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (2.8% 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 (2.8% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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; moderate 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 $152,775 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.05% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $57,228
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
850 Hampton St	0.19mi	2/1.0 (-1)	1,109 (+10%)	2mo	$63,000	$57	67

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

Projected returns pro-forma

2.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.71×
• Total profit: $31,188
• Equity at exit: $69,414

10-year hold

• IRR: 14.6%
• Equity multiple: 3.13×
• Total profit: $93,801
• Equity at exit: $105,895

Cash invested: $44,100 (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 29047

• Home prices YoY: 1.6%
• Active inventory: 53
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,646 medium
• Mortgage (P&I): −$826
• Tax est. 1.5%: −$197 /mo · $2,362/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $212

Break-even live

Break-even rent $1,378

Max offer price $157,500

Occupancy floor 82%

Sensitivity live

Price	-10% $321	-5% $267	+0% $212	+5% $158	+10% $103
Rent	-10% $82	-5% $147	+0% $212	+5% $277	+10% $342
Rate	-1.0pp $291	-0.5pp $252	base $212	+0.5pp $171	+1.0pp $130

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-16
   days on market $157,500 Active 59 DOM
2. 2026-06-15
   days on market $157,500 Active 58 DOM
3. 2026-06-14
   days on market $157,500 Active 56 DOM
4. 2026-06-12
   pricedays on market $157,500 Active 55 DOM
5. 2026-06-09
   days on market $162,500 Active 52 DOM
6. 2026-06-08
   days on market $162,500 Active 51 DOM
7. 2026-06-07
   days on market $162,500 Active 50 DOM
8. 2026-06-07
   days on market $162,500 Active 49 DOM
9. 2026-06-04
   days on market $162,500 Active 46 DOM
10. 2026-06-02
    days on market $162,500 Active 45 DOM
11. 2026-06-01
    days on market $162,500 Active 44 DOM
12. 2026-05-31
    days on market $162,500 Active 43 DOM
13. 2026-05-31
    days on market $162,500 Active 42 DOM
14. 2026-04-18
    listed $162,500 Active
15. 2025-04-28
    historical
16. 2025-04-11
    price $165,000
17. 2025-04-04
    listed $165,000 Active
18. 2025-03-28
    price $175,000
19. 2025-03-20
    listed $180,000 Active
20. 2024-09-04
    status Active
21. 2024-08-17
    status Pending
22. 2024-08-14
    price $39,800
23. 2024-06-19
    listed $47,500 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,755
• − Mortgage interest: −$8,822
• − Property taxes: −$2,362
• − Insurance: −$788
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$4,582
• Taxable income: $40
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,536/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 — Elloree

• Score: 52/100
• State rank: #343
• US rank: #24710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,745
• Population (ZIP): 3,745

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 (53%)
• Race & ethnicity: Black 53% White 42% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 1% Russian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · 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: ▲ 2.84%
• Current HPI: 175.3194
• 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

+242.1% since first listed

10 events — show timeline

• 2026-04-18 Listed $162,500 Charleston Trident MLS
• 2025-04-28 Listing Removed — Charleston Trident MLS
• 2025-04-11 Price Changed $165,000 Charleston Trident MLS
• 2025-04-04 Listed $165,000 Consolidated MLS
• 2025-03-28 Price Changed $175,000 Charleston Trident MLS
• 2025-03-20 Listed $180,000 Charleston Trident MLS
• 2024-09-04 Relisted — Charleston Trident MLS
• 2024-08-17 Pending — Charleston Trident MLS
• 2024-08-14 Price Changed $39,800 Charleston Trident MLS
• 2024-06-19 Listed $47,500 Charleston Trident MLS

Property tax history

-9.8%/yr

Latest (2024): $90 · -0.8% YoY. Source: county tax records.