700 Peake St · Holly Hill, SC 29059

$65,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 112 Days on market

Built 1957 0.39 ac lot ↓ 46% 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 +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 3-bedroom, 1-bath property sits on approximately 0.3 of an acre and offers incredible potential for the right buyer. The home has been completely gutted down to the studs, providing a blank slate for renovation, redesign, or redevelopment. Whether you're an investor looking for your next project or a developer ready to bring your vision to life, this property is full of possibilities. With the major demo work already completed, you can jump straight into rebuilding and customizing the layout and finishes to maximize value. The generous lot size allows room to enhance the exterior, expand outdoor living space, or reimagine the footprint entirely. Conveniently located just 30 minutes fro

Key facts

• Completely gutted
• Generous lot size
• 0.39 acre lot

Tags

• COMPLETELY GUTTED
• BLANK SLATE FOR RENOVATION
• MAJOR DEMO WORK COMPLETED
• GENEROUS LOT SIZE
• EXPAND OUTDOOR LIVING SPACE

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family detached home; Residential property; One level; Ground-level entry
• Construction: Asbestos shingle roof; Fee simple ownership
• Exterior features: Wrought iron fencing; Shed on the property

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 bathroom
• Interior features: Ground-level entry; One-story layout

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 2.0% in Holly Hill — 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 57/100 on livability (#282 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Zoned schools: Holly Hill Elementary (math 30%, 326 students, 100% FRL); Holly Hill-Roberts Middle (math 15%, 418 students, 100% FRL).
• Market conditions: 92 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 $4k of equity ($449 loan paydown + $4k appreciation (5.8% 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 (5.8% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — 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 112 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 7 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

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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 1957 — 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: 1.80% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.94%
• DSCR: 2.29
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $235,008
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Bennett Cir	0.51mi	3/1.0	1,152 (0%)	2mo	$205,000	$178	75
1268 Carolina Ave	0.64mi	3/1.0	1,136 (-1%)	2mo	$232,000	$204	66
2819 Eutaw Rd	0.38mi	2/2.0 (-1)	1,106 (-4%)	10mo	$233,000	$211	58
1360 Thompson St	0.62mi	2/1.0 (-1)	1,008 (-12%)	16mo	$165,000	$164	32

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

Projected returns pro-forma

5.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.7%
• Equity multiple: 3.54×
• Total profit: $46,190
• Equity at exit: $40,247

10-year hold

• IRR: 37.0%
• Equity multiple: 7.28×
• Total profit: $114,213
• Equity at exit: $72,462

Cash invested: $18,200 (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 29059

• Home prices YoY: 2.5%
• Active inventory: 92
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$120 /mo · $1,437/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $439

Break-even live

Break-even rent $617

Max offer price $65,000

Occupancy floor 58%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $65,000 Active 112 DOM
2. 2026-06-18
   days on market $65,000 Active 111 DOM
3. 2026-06-17
   days on market $65,000 Active 110 DOM
4. 2026-06-16
   days on market $65,000 Active 109 DOM
5. 2026-06-15
   days on market $65,000 Active 108 DOM
6. 2026-06-14
   days on market $65,000 Active 106 DOM
7. 2026-06-12
   days on market $65,000 Active 105 DOM
8. 2026-06-09
   days on market $65,000 Active 102 DOM
9. 2026-06-08
   days on market $65,000 Active 101 DOM
10. 2026-06-07
    days on market $65,000 Active 100 DOM
11. 2026-06-07
    days on market $65,000 Active 99 DOM
12. 2026-06-04
    days on market $65,000 Active 96 DOM
13. 2026-06-02
    days on market $65,000 Active 95 DOM
14. 2026-06-01
    days on market $65,000 Active 94 DOM
15. 2026-05-31
    days on market $65,000 Active 93 DOM
16. 2026-05-31
    days on market $65,000 Active 92 DOM
17. 2026-04-17
    status Active
18. 2026-03-31
    historical Active Under Contract
19. 2026-02-27
    listed $65,000 Active
20. 2026-01-09
    historical
21. 2025-08-06
    listed $99,999 Active
22. 2024-12-03
    historical
23. 2024-11-22
    historical Active Under Contract
24. 2024-08-23
    status Active
25. 2024-08-23
    historical
26. 2024-07-24
    status Active
27. 2024-07-23
    status Active Under Contract
28. 2024-07-20
    historical
29. 2024-05-03
    price $92,000
30. 2024-03-14
    listed $120,000 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: $1,437 · $120/mo
• Projected year-2 tax: $1,437 · $120/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 5/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,076
• − Mortgage interest: −$3,641
• − Property taxes: −$1,437
• − Insurance: −$325
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$1,891
• Taxable income: $4,530
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $4,181/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 — Holly Hill

• Score: 57/100
• State rank: #282
• US rank: #22105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holly Hill, SC
• City population: 5,234
• Population (ZIP): 5,234

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 (57%)
• Race & ethnicity: Black 57% White 39% Native American 2% Two or more races 1%
• Common ancestry: Lithuanian 0%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Arabic 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: ▲ 5.85%
• Current HPI: 237.6204
• 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

-45.8% since first listed

14 events — show timeline

• 2026-04-17 Relisted — Charleston Trident MLS
• 2026-03-31 Contingent — Charleston Trident MLS
• 2026-02-27 Listed $65,000 Charleston Trident MLS
• 2026-01-09 Listing Removed — Charleston Trident MLS
• 2025-08-06 Listed $99,999 Charleston Trident MLS
• 2024-12-03 Listing Removed — Charleston Trident MLS
• 2024-11-22 Contingent — Charleston Trident MLS
• 2024-08-23 Relisted — Charleston Trident MLS
• 2024-08-23 Listing Removed — Charleston Trident MLS
• 2024-07-24 Relisted — Charleston Trident MLS
• 2024-07-23 Relisted — Charleston Trident MLS
• 2024-07-20 Listing Removed — Charleston Trident MLS
• 2024-05-03 Price Changed $92,000 Charleston Trident MLS
• 2024-03-14 Listed $120,000 Charleston Trident MLS

Property tax history

+16.6%/yr

Latest (2024): $1,437 · -0.7% YoY. Source: county tax records.