602 S Leesburg St · Hartsville, SC 29550

$68,000

3 bd · 1.0 ba · 1,196 sqft · Other public records · 186 Days on market

Built 1967 2.00 ac lot ↓ 32% 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 +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Investor Opportunity — Endless Potential! Don’t miss your chance to secure this 3-bedroom, 1-bath home situated on two parcels totaling approximately 2 acres. With ample space to expand, develop, or customize, this property offers outstanding upside potential. A shed and double carport provide added storage and utility, making it even more versatile for future plans. Sold AS-IS.

Key facts

• Two parcels
• Shed
• Double carport

Tags

• TWO PARCELS
• APPROXIMATELY 2 ACRES
• AMPLE SPACE
• SHED
• DOUBLE CARPORT
• OUTSTANDING UPSIDE POTENTIAL

Property features AI

Exterior

• Parking: Detached carport; 2 garage/carport spaces
• Utilities: Water: Other (see remarks); Sewer: Other (see remarks)
• Home design: Single-family property; Entry level: Main
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on main level; Bedroom 2 on main level; Bedroom 3 on main level
• Bathrooms: One full bathroom
• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: Great room on main level; Family room on main level
• Laundry & utility: Washer/Dryer located on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $68k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.7% in Hartsville — 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 60/100 on livability (#224 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Southside Early Childhood Center (324 students, 100% FRL); Hartsville Middle (math 23% / reading 31%, grade F, #153 of 229 statewide, top 68%, 921 students, 100% FRL); Hartsville High (math 42% / reading 80%, grade C+, #105 of 196 statewide, top 54%, 1,133 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 32% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Darlington 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 155 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 195 units permitted in Darlington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Darlington County population projected at -18% 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 $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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 1967 — 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. 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: 1.44% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.25%
• DSCR: 1.81
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.9%
• Equity multiple: 1.39×
• Total profit: $7,451
• Equity at exit: $10,139

10-year hold

• IRR: 19.1%
• Equity multiple: 2.59×
• Total profit: $30,337
• Equity at exit: $5,879

Cash invested: $19,040 (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 29550

• Home prices YoY: -22.3%
• Active inventory: 155
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$100 /mo · $1,199/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $290

Break-even live

Break-even rent $614

Max offer price $68,000

Occupancy floor 65%

Sensitivity live

Price	-10% $328	-5% $309	+0% $290	+5% $270	+10% $251
Rent	-10% $212	-5% $251	+0% $290	+5% $328	+10% $367
Rate	-1.0pp $324	-0.5pp $307	base $290	+0.5pp $272	+1.0pp $254

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Swift Creek Rd Hartsville, SC	1.0–2.0	1.0–1.5	764	$1,025	$1.34	25d	2	0.66mi
605 Howard St Hartsville, SC	3.0	1.0	1039	$900	$0.87	25d	1	1.13mi
780 Tailwind Ln Hartsville, SC	1.0–3.0	1.0–3.0	918	$1,016	$1.11	0d	3	1.44mi

Listing history 26 events

1. 2026-06-22
   days on market $68,000 Active 186 DOM
2. 2026-06-19
   days on market $68,000 Active 184 DOM
3. 2026-06-18
   days on market $68,000 Active 183 DOM
4. 2026-06-17
   days on market $68,000 Active 182 DOM
5. 2026-06-16
   days on market $68,000 Active 181 DOM
6. 2026-06-15
   days on market $68,000 Active 180 DOM
7. 2026-06-14
   days on market $68,000 Active 178 DOM
8. 2026-06-13
   days on market $68,000 Active 177 DOM
9. 2026-06-10
   days on market $68,000 Active 175 DOM
10. 2026-06-09
    days on market $68,000 Active 174 DOM
11. 2026-06-08
    days on market $68,000 Active 173 DOM
12. 2026-06-07
    days on market $68,000 Active 172 DOM
13. 2026-06-05
    days on market $68,000 Active 169 DOM
14. 2026-06-03
    days on market $68,000 Active 168 DOM
15. 2026-06-02
    days on market $68,000 Active 167 DOM
16. 2026-06-01
    days on market $68,000 Active 166 DOM
17. 2026-05-31
    days on market $68,000 Active 165 DOM
18. 2026-05-30
    days on market $68,000 Active 164 DOM
19. 2026-03-17
    price $68,000
20. 2026-03-16
    price $68,000 399-char remark

    Show marketing remark (399 chars)

    Prime Investor Opportunity — Endless Potential! Don’t miss your chance to secure this 3-bedroom, 1-bath home situated on two parcels totaling approximately 2 acres. With ample space to expand, develop, or customize, this property offers outstanding upside potential. A shed and double carport provide added storage and utility, making it even more versatile for future plans. Sold AS-IS.

21. 2026-01-29
    price $78,000
22. 2026-01-28
    price $78,000 399-char remark

    Show marketing remark (399 chars)

    Prime Investor Opportunity — Endless Potential! Don’t miss your chance to secure this 3-bedroom, 1-bath home situated on two parcels totaling approximately 2 acres. With ample space to expand, develop, or customize, this property offers outstanding upside potential. A shed and double carport provide added storage and utility, making it even more versatile for future plans. Sold AS-IS.

23. 2026-01-24
    price $95,000
24. 2026-01-23
    price $95,000 399-char remark

    Show marketing remark (399 chars)

    Prime Investor Opportunity — Endless Potential! Don’t miss your chance to secure this 3-bedroom, 1-bath home situated on two parcels totaling approximately 2 acres. With ample space to expand, develop, or customize, this property offers outstanding upside potential. A shed and double carport provide added storage and utility, making it even more versatile for future plans. Sold AS-IS.

25. 2025-11-25
    listed $100,000 Active

    Show marketing remark (399 chars)

    Prime Investor Opportunity — Endless Potential! Don’t miss your chance to secure this 3-bedroom, 1-bath home situated on two parcels totaling approximately 2 acres. With ample space to expand, develop, or customize, this property offers outstanding upside potential. A shed and double carport provide added storage and utility, making it even more versatile for future plans. Sold AS-IS.

26. 2025-11-25
    listed $100,000 Active 399-char remark

    Show marketing remark (399 chars)

    Prime Investor Opportunity — Endless Potential! Don’t miss your chance to secure this 3-bedroom, 1-bath home situated on two parcels totaling approximately 2 acres. With ample space to expand, develop, or customize, this property offers outstanding upside potential. A shed and double carport provide added storage and utility, making it even more versatile for future plans. Sold AS-IS.

ⓘ 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: $1,199 · $100/mo
• Projected year-2 tax: $1,199 · $100/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 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,764
• − Mortgage interest: −$3,809
• − Property taxes: −$1,199
• − Insurance: −$340
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$1,978
• Taxable income: $2,555
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $2,862/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: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 of 80 in SC

Livability — Hartsville

• Score: 60/100
• State rank: #224
• US rank: #18685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 30,198
• Population (ZIP): 30,198

Population outlook (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 31% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 3% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.03%
• Current HPI: 219.996
• 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

-32.0% since first listed

8 events — show timeline

• 2026-03-17 Price Changed $68,000 Consolidated MLS
• 2026-03-16 Price Changed $68,000 CCAR
• 2026-01-29 Price Changed $78,000 Consolidated MLS
• 2026-01-28 Price Changed $78,000 CCAR
• 2026-01-24 Price Changed $95,000 Consolidated MLS
• 2026-01-23 Price Changed $95,000 CCAR
• 2025-11-25 Listed $100,000 CCAR
• 2025-11-25 Listed $100,000 Consolidated MLS

Property tax history

+3.2%/yr

Latest (2025): $1,199 · +3.2% YoY. Source: county tax records.