311 Bim St · Holly Hill, SC 29059

$210,000

2 bd · 1.5 ba · 1,647 sqft · SingleFamily public records · 13 Days on market

Built 1971 0.67 ac lot

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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).

• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Beautiful 4-bedroom 2- bath newly remodel home brick ranch style home, nestled on a little over 0.67acres. This home features a great floor plan, open space, main living area and an open concept kitchen. Once you enter you walk into, open living room, with vinyl flooring leading into the dining area. The master bedroom with private master bath and closet. You will also find 3- bedrooms, a full bathroom and a linen closet. This remodel home has a new roof, flooring, plumbing, well, siding, cabinets, windows. This home is conveniently located near Orangeburg school district. Schedule your viewing today. Don't miss out on this great opportunity. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 0.67 acre lot
• Built 1971
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-390 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (43.0% below list).
• Recommended offer: $120k (43.0% below list) — sets the bar for 1% rule.
• Cap rate 4.1% 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 $14k of equity ($1k loan paydown + $12k 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.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $50k; list at $210k implies a 320% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $119,685 (43.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1971 — 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: 0.57% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.95%
• DSCR: 0.65
• GRM: 14.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.5%
• Equity multiple: 1.58×
• Total profit: $33,899
• Equity at exit: $130,030

10-year hold

• IRR: 10.1%
• Equity multiple: 3.03×
• Total profit: $119,541
• Equity at exit: $234,109

Cash invested: $58,800 (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 29059

• Home prices YoY: 2.5%
• Active inventory: 92
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$146 /mo · $1,756/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-390

Break-even live

Break-even rent $1,690

Max offer price $141,176

Occupancy floor —

Sensitivity live

Price	-10% $-271	-5% $-330	+0% $-390	+5% $-449	+10% $-508
Rent	-10% $-484	-5% $-437	+0% $-390	+5% $-342	+10% $-295
Rate	-1.0pp $-284	-0.5pp $-336	base $-390	+0.5pp $-444	+1.0pp $-499

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-27
   status Pending

   Show marketing remark (754 chars)

   Beautiful 4-bedroom 2- bath newly remodel home brick ranch style home, nestled on a little over 0.67acres. This home features a great floor plan, open space, main living area and an open concept kitchen. Once you enter you walk into, open living room, with vinyl flooring leading into the dining area. The master bedroom with private master bath and closet. You will also find 3- bedrooms, a full bathroom and a linen closet. This remodel home has a new roof, flooring, plumbing, well, siding, cabinets, windows. This home is conveniently located near Orangeburg school district. Schedule your viewing today. Don't miss out on this great opportunity. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

2. 2026-04-27
   status Pending 754-char remark

   Show marketing remark (754 chars)

   Beautiful 4-bedroom 2- bath newly remodel home brick ranch style home, nestled on a little over 0.67acres. This home features a great floor plan, open space, main living area and an open concept kitchen. Once you enter you walk into, open living room, with vinyl flooring leading into the dining area. The master bedroom with private master bath and closet. You will also find 3- bedrooms, a full bathroom and a linen closet. This remodel home has a new roof, flooring, plumbing, well, siding, cabinets, windows. This home is conveniently located near Orangeburg school district. Schedule your viewing today. Don't miss out on this great opportunity. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

3. 2026-04-27
   price $210,000

   Show marketing remark (754 chars)

   Beautiful 4-bedroom 2- bath newly remodel home brick ranch style home, nestled on a little over 0.67acres. This home features a great floor plan, open space, main living area and an open concept kitchen. Once you enter you walk into, open living room, with vinyl flooring leading into the dining area. The master bedroom with private master bath and closet. You will also find 3- bedrooms, a full bathroom and a linen closet. This remodel home has a new roof, flooring, plumbing, well, siding, cabinets, windows. This home is conveniently located near Orangeburg school district. Schedule your viewing today. Don't miss out on this great opportunity. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

4. 2026-04-24
   price $210,000 754-char remark

   Show marketing remark (754 chars)

   Beautiful 4-bedroom 2- bath newly remodel home brick ranch style home, nestled on a little over 0.67acres. This home features a great floor plan, open space, main living area and an open concept kitchen. Once you enter you walk into, open living room, with vinyl flooring leading into the dining area. The master bedroom with private master bath and closet. You will also find 3- bedrooms, a full bathroom and a linen closet. This remodel home has a new roof, flooring, plumbing, well, siding, cabinets, windows. This home is conveniently located near Orangeburg school district. Schedule your viewing today. Don't miss out on this great opportunity. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

5. 2026-04-18
   price $225,000
6. 2026-04-11
   price $225,000 754-char remark

   Show marketing remark (754 chars)

   Beautiful 4-bedroom 2- bath newly remodel home brick ranch style home, nestled on a little over 0.67acres. This home features a great floor plan, open space, main living area and an open concept kitchen. Once you enter you walk into, open living room, with vinyl flooring leading into the dining area. The master bedroom with private master bath and closet. You will also find 3- bedrooms, a full bathroom and a linen closet. This remodel home has a new roof, flooring, plumbing, well, siding, cabinets, windows. This home is conveniently located near Orangeburg school district. Schedule your viewing today. Don't miss out on this great opportunity. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

7. 2026-03-16
   listed $220,000 Active
8. 2026-03-13
   listed $235,000 Active 754-char remark

   Show marketing remark (754 chars)

   Beautiful 4-bedroom 2- bath newly remodel home brick ranch style home, nestled on a little over 0.67acres. This home features a great floor plan, open space, main living area and an open concept kitchen. Once you enter you walk into, open living room, with vinyl flooring leading into the dining area. The master bedroom with private master bath and closet. You will also find 3- bedrooms, a full bathroom and a linen closet. This remodel home has a new roof, flooring, plumbing, well, siding, cabinets, windows. This home is conveniently located near Orangeburg school district. Schedule your viewing today. Don't miss out on this great opportunity. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

9. 2025-11-20
   soldstatus $50,000
10. 2025-11-19
    soldstatus $50,000 Closed 351-char remark

    Show marketing remark (351 chars)

    Calling all investors, flippers, and primary occupants in search of sweat equity! Roll up your sleeves, bring your contractors. This is your house! Welcome to your 5b, 1 ba brick home in the country, 0.69 acres on a wooded lot. Quiet and peaceful, no HOA.. Home has had its share of issues, so home is priced accordingly, no utilities and sold as is!

11. 2025-10-28
    historical Active Under Contract 351-char remark

    Show marketing remark (351 chars)

    Calling all investors, flippers, and primary occupants in search of sweat equity! Roll up your sleeves, bring your contractors. This is your house! Welcome to your 5b, 1 ba brick home in the country, 0.69 acres on a wooded lot. Quiet and peaceful, no HOA.. Home has had its share of issues, so home is priced accordingly, no utilities and sold as is!

12. 2025-10-16
    price $69,900 351-char remark

    Show marketing remark (351 chars)

    Calling all investors, flippers, and primary occupants in search of sweat equity! Roll up your sleeves, bring your contractors. This is your house! Welcome to your 5b, 1 ba brick home in the country, 0.69 acres on a wooded lot. Quiet and peaceful, no HOA.. Home has had its share of issues, so home is priced accordingly, no utilities and sold as is!

13. 2025-09-16
    price $79,900 351-char remark

    Show marketing remark (351 chars)

    Calling all investors, flippers, and primary occupants in search of sweat equity! Roll up your sleeves, bring your contractors. This is your house! Welcome to your 5b, 1 ba brick home in the country, 0.69 acres on a wooded lot. Quiet and peaceful, no HOA.. Home has had its share of issues, so home is priced accordingly, no utilities and sold as is!

14. 2025-08-11
    listed $89,900 Active 351-char remark

    Show marketing remark (351 chars)

    Calling all investors, flippers, and primary occupants in search of sweat equity! Roll up your sleeves, bring your contractors. This is your house! Welcome to your 5b, 1 ba brick home in the country, 0.69 acres on a wooded lot. Quiet and peaceful, no HOA.. Home has had its share of issues, so home is priced accordingly, no utilities and sold as is!

15. 1971-10-01
    soldstatus $17,000

ⓘ 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: $1,756 · $146/mo
• Projected year-2 tax: $1,756 · $146/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 6/10 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: $14,362
• − Mortgage interest: −$11,763
• − Property taxes: −$1,756
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$6,109
• Taxable loss: −$8,614
• Est. tax savings @ 24.0%: +$2,067
• After-tax cash flow: $-2,608/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

• 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

+1135.3% since first listed

15 events — show timeline

• 2026-04-27 Pending — Charleston Trident MLS
• 2026-04-27 Pending — Consolidated MLS
• 2026-04-27 Price Changed $210,000 Charleston Trident MLS
• 2026-04-24 Price Changed $210,000 Consolidated MLS
• 2026-04-18 Price Changed $225,000 Charleston Trident MLS
• 2026-04-11 Price Changed $225,000 Consolidated MLS
• 2026-03-16 Listed $220,000 Charleston Trident MLS
• 2026-03-13 Listed $235,000 Consolidated MLS
• 2025-11-20 Sold (Public Records) $50,000 Public Records
• 2025-11-19 Sold (MLS) $50,000 Charleston Trident MLS
• 2025-10-28 Contingent — Charleston Trident MLS
• 2025-10-16 Price Changed $69,900 Charleston Trident MLS
• 2025-09-16 Price Changed $79,900 Charleston Trident MLS
• 2025-08-11 Listed $89,900 Charleston Trident MLS
• 1971-10-01 Sold (Public Records) $17,000 Public Records

Property tax history

+41.1%/yr

Latest (2024): $1,756 · +14.1% YoY. Source: county tax records.