625 Oneal St · Newberry, SC 29108

$140,000

4 bd · 4.0 ba · 1,824 sqft · SingleFamily public records · 39 Days on market

Built 1960 Est $109k · 28% over

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Why this score? — see what drove the D 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 +21.0/30.0
• DSCR +6.7/10.0
• 1% rule +5.8/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity in growing Newberry! This versatile property is currently configured as two separate 1-bedroom, 1- bath living spaces, offering great potential for rental income, mult-generational living, or future conversion possibilities. Both units are tenant occupied. Unit 1- $825/mo. Lease dates: 11/1/25-10/31/26. Unit 2- $775/mo. Lease dates: 6/1/26-5/31/25.Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 4 parking spots
• Built 1960
• Listed 38 days

Property features AI

Finance

• Other: Tenant responsible for heating, gas, and electricity
• Financial info: Unit 1 rent: $825/month; Unit 2 rent: $825/month

Exterior

• Parking: 4 parking spaces (unassigned)
• Utilities: Public water (owner billed for water service); Public sewer (owner billed for sewer service); Trash service paid by owner; Cable paid by tenant
• Home design: 2-unit property; 1.5 stories; Crawlspace foundation
• Construction: Crawlspace foundation; Wood exterior
• Exterior features: Wood exterior finish; Paved road access; Lawn maintenance handled by tenant; Public water; Public sewer

Interior

• Bedrooms: Unit 1: 1 bedroom; Unit 2: 1 bedroom
• Bathrooms: Unit 1: 1 full bath; Unit 2: 1 full bath; Total full bathrooms in building: 2
• Heating & cooling: Heat pump on first level; Heat pump on second level; Window cooling units; Gas paid by tenant; Electricity paid by tenant
• Interior features: Total heated area approximately 1,824; Pest control handled by tenant

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#91 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Newberry 01 (rural): math 32% / reading 40% proficiency, ranked #40 of 80 in SC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gallman Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 468 students, 92% FRL); Newberry High (math 42% / reading 67%, grade C-, #130 of 196 statewide, top 69%, 802 students, 91% FRL) — zoned schools average 91% FRL vs 60% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 100 active listings in the ZIP; 155 units permitted in Newberry County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Newberry County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 36% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.08% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $109,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Clara St	0.67mi	3/2.0 (-1)	1,630 (-11%)	1mo	$97,000	$60	37

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-10,002
• Equity at exit: $20,874

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $7,744
• Equity at exit: $12,105

Cash invested: $39,200 (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 29108

• Active inventory: 100
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,518 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$208 /mo · $2,498/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $198

Break-even live

Break-even rent $1,267

Max offer price $140,000

Occupancy floor 82%

Sensitivity live

Price	-10% $278	-5% $238	+0% $198	+5% $159	+10% $119
Rent	-10% $79	-5% $139	+0% $198	+5% $258	+10% $318
Rate	-1.0pp $269	-0.5pp $234	base $198	+0.5pp $162	+1.0pp $125

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $140,000 Active 39 DOM
2. 2026-06-18
   days on market $140,000 Active 36 DOM
3. 2026-06-17
   days on market $140,000 Active 35 DOM
4. 2026-06-16
   days on market $140,000 Active 34 DOM
5. 2026-06-15
   days on market $140,000 Active 33 DOM
6. 2026-06-14
   days on market $140,000 Active 31 DOM
7. 2026-06-13
   remarks 592-char remark
8. 2026-06-13
   days on market $140,000 Active 30 DOM
9. 2026-06-09
   days on market $140,000 Active 27 DOM
10. 2026-06-08
    days on market $140,000 Active 26 DOM
11. 2026-06-07
    days on market $140,000 Active 25 DOM
12. 2026-06-05
    days on market $140,000 Active 22 DOM
13. 2026-06-03
    days on market $140,000 Active 21 DOM
14. 2026-06-03
    days on market $140,000 Active 20 DOM
15. 2026-06-01
    days on market $140,000 Active 19 DOM
16. 2026-05-31
    days on market $140,000 Active 18 DOM
17. 2026-05-12
    listed $140,000 Active
18. 2022-12-01
    soldstatus $110,000
19. 2018-03-07
    soldstatus $50,000
20. 1998-02-06
    soldstatus $43,000

ⓘ 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: $2,498 · $208/mo
• Projected year-2 tax: $2,498 · $208/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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 36% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,216
• − Mortgage interest: −$7,842
• − Property taxes: −$2,498
• − Insurance: −$700
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$4,073
• Taxable income: $188
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $2,337/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: Newberry 01
• NCES district ID: 4503030
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $40,892
• Composite: 30.28/100
• National rank: #6282
• State rank: #40 of 80 in SC

Livability — Newberry

• Score: 67/100
• State rank: #91
• US rank: #10365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newberry, SC
• County: Newberry County · 19,585 people
• City population: 19,585
• Metro: Newberry, SC
• Population (ZIP): 19,585
• Household income: $53,558
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 595.0

Population outlook (Newberry County) Hauer SSP2

• Today (2025): 38,350 people
• By 2030: 38,259 · -0.2%
• By 2040: 37,487 · -2.3%
• By 2050: 36,219 · -5.6%
• By 2075: 32,400 · -15.5%
• By 2100: 27,201 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 45% Black 39% Hispanic / Latino 15% Two or more races 7%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 3% Arabic 1%

Political lean MEDSL · Newberry

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.6% · Other 1.2%
• 2008→2024 swing: -16.8pp toward R · 2008: -17.6pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+24.1 2016: R+22.6 2012: R+14.3 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.09%
• Current HPI: 132.8873
• Rent YoY: —
• Metro: Newberry, SC
• 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

+225.6% since first listed

4 events — show timeline

• 2026-05-12 Listed $140,000 Consolidated MLS
• 2022-12-01 Sold (Public Records) $110,000 Public Records
• 2018-03-07 Sold (Public Records) $50,000 Public Records
• 1998-02-06 Sold (Public Records) $43,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,498 · +11.3% YoY. Source: county tax records.