5473 Highway 71 · Lake Secession, SC 29620

$35,000

2 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 115 Days on market

Built 1958 1.00 ac lot ↓ 28% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor special! Check out all the potential in this one acre property, conveniently located on Hwy. 71 in Abbeville. Enjoy no restrictions as you bring the existing home back to life or choose to start from scratch. Well is on the property, but buyer should check functionality. Enter home at your own risk. Property is being sold AS-IS, WHERE-IS and owner makes no representation, as they have never occupied the home. Owner is in the process of obtaining a quiet title; currently has a tax title deed.

Key facts

• No restrictions
• One acre property
• 1 acre lot

Tags

• ONE ACRE PROPERTY
• CONVENIENTLY LOCATED ON HWY 71
• NO RESTRICTIONS
• SEPTIC AND WELL ON PROPERTY

Property features AI

Finance

• HOA & community: No HOA fees; Community allows horses and pets

Exterior

• Parking: Driveway parking; Driveway surfaces: gravel and paved asphalt
• Utilities: Well water; Septic system; Water heater: other — see remarks; No garbage pickup reported; No garage
• Home design: Single-story home; Entry level: main; Lead-based paint disclosure required
• Construction: Built around 1958; Crawl space foundation; Composition shingle roof; Exterior finish: other — see remarks
• Exterior features: Fenced yard; Level lot with some trees

Interior

• Kitchen: Kitchen approximately 12 x 15; No appliances reported
• Bedrooms: 2 bedrooms on the main level; Primary bedroom located on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: No heating system; No cooling system
• Interior features: Other — see remarks; No fireplace; Combo living and dining room; Unfinished space
• Laundry & utility: No laundry room reported

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 33.5% vs local median 1.8% in Lake Secession — 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 55/100 on livability (#303 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, employment D, amenities F.
• Abbeville 60 (rural): math 50% / reading 49% proficiency, ranked #15 of 80 in SC (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Diamond Hill Elementary (math 52% / reading 47%, grade D, #168 of 597 statewide, top 31%, 317 students, 78% FRL) — zoned schools average 78% FRL vs 57% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $4k appreciation (10.0% local appreciation)).
• Abbeville County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1958 — 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. 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: 3.66% ✓
• Cap rate: 33.52%
• Cash-on-cash: 97.25%
• DSCR: 5.33
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.11×
• Total profit: $69,649
• Equity at exit: $31,531

10-year hold

• IRR: —
• Equity multiple: 17.87×
• Total profit: $165,339
• Equity at exit: $67,997

Cash invested: $9,800 (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 29620

• Home prices YoY: 15.0%
• Active inventory: 109
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$21 /mo · $251/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $794

Break-even live

Break-even rent $277

Max offer price $35,000

Occupancy floor 33%

Sensitivity live

Price	-10% $814	-5% $804	+0% $794	+5% $784	+10% $774
Rent	-10% $693	-5% $744	+0% $794	+5% $845	+10% $896
Rate	-1.0pp $812	-0.5pp $803	base $794	+0.5pp $785	+1.0pp $776

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-17
   status Pending
2. 2026-04-15
   status Active
3. 2026-03-12
   historical Contingency Contract
4. 2026-03-04
   status Active
5. 2025-10-28
   status Pending
6. 2025-10-08
   status Active
7. 2025-09-08
   historical Contingency Contract
8. 2025-08-18
   listed $35,000 Active
9. 2025-08-14
   historical
10. 2025-08-14
    historical
11. 2025-08-05
    listed $48,900 Active
12. 2025-08-05
    listed $48,900 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: $251 · $21/mo
• Projected year-2 tax: $251 · $21/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,391
• − Mortgage interest: −$1,961
• − Property taxes: −$251
• − Insurance: −$175
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$1,018
• Taxable income: $9,524
• Est. tax owed @ 24.0%: −$2,286
• After-tax cash flow: $7,245/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: Abbeville 60
• NCES district ID: 4500690
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $34,522
• Composite: 40.9/100
• National rank: #3618
• State rank: #15 of 80 in SC

Livability — Lake Secession

• Score: 55/100
• State rank: #303
• US rank: #23290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,116

Population outlook (Abbeville County) Hauer SSP2

• Today (2025): 24,141 people
• By 2030: 23,446 · -2.9%
• By 2040: 21,768 · -9.8%
• By 2050: 20,098 · -16.7%
• By 2075: 16,518 · -31.6%
• By 2100: 13,125 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Abbeville

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -15.2pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+33.1 2016: R+28.3 2012: R+13.4 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.52%
• Current HPI: 379.552
• 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

-28.4% since first listed

12 events — show timeline

• 2026-04-17 Pending — Greater Greenville MLS
• 2026-04-15 Relisted — Greater Greenville MLS
• 2026-03-12 Contingent — Greater Greenville MLS
• 2026-03-04 Relisted — Greater Greenville MLS
• 2025-10-28 Pending — Greater Greenville MLS
• 2025-10-08 Relisted — Greater Greenville MLS
• 2025-09-08 Contingent — Greater Greenville MLS
• 2025-08-18 Listed $35,000 Greater Greenville MLS
• 2025-08-14 Listing Removed — WUMLS
• 2025-08-14 Listing Removed — Greater Greenville MLS
• 2025-08-05 Listed $48,900 WUMLS
• 2025-08-05 Listed $48,900 Greater Greenville MLS

Property tax history

+8.5%/yr

Latest (2025): $251 · +30.6% YoY. Source: county tax records.