218 Williams St · Batesburg-Leesville, SC 29006

$70,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 48 Days on market

Built 1950 0.64 ac lot

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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
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 1 bath home on 0.64 acre lot. 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

• 0.64 acre lot
• Built 1950
• Listed 48 days

Property features AI

Finance

• Other: Paved road access; Approximately 0.64 acre lot

Exterior

• Utilities: Water: other (see remarks); Sewer: other (see remarks)
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Exterior finish: other

Interior

• Bedrooms: Master bedroom on the main level; Bedroom 2 on the main level; Bedroom 3 on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Heating: other (see remarks); Cooling: other (see remarks)
• Interior features: Family room on the main level; Kitchen on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lexington 03 (rural): math 26% / reading 33% proficiency, ranked #56 of 80 in SC (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Batesburg-Leesville Primary School (543 students, 100% FRL); Batesburg-Leesville Middle School (math 14% / reading 29%, grade F, #176 of 229 statewide, top 77%, 456 students, 100% FRL); Batesburg-Leesville High School (math 22% / reading 72%, grade D-, #158 of 196 statewide, top 82%, 547 students, 100% FRL) — zoned schools average 100% FRL vs 61% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 71 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 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 $28k; list at $70k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1950 — 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. 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.
5. 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.
6. 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: 1.62% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.28%
• DSCR: 2.08
• GRM: 5.1

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: 17.6%
• Equity multiple: 1.71×
• Total profit: $13,940
• Equity at exit: $10,437

10-year hold

• IRR: 26.1%
• Equity multiple: 3.28×
• Total profit: $44,766
• Equity at exit: $6,052

Cash invested: $19,600 (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 29006

• Home prices YoY: -6.3%
• Active inventory: 71
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $397

Break-even live

Break-even rent $631

Max offer price $70,000

Occupancy floor 60%

Sensitivity live

Price	-10% $436	-5% $416	+0% $397	+5% $377	+10% $357
Rent	-10% $307	-5% $352	+0% $397	+5% $441	+10% $486
Rate	-1.0pp $432	-0.5pp $414	base $397	+0.5pp $378	+1.0pp $360

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Willis St Batesburg-Leesville, SC	1.0–3.0	1.0–2.0	870	$1,099	$1.26	5d	1	0.53mi
735 Madera Rd Lot 11 Batesburg-Leesville, SC	3.0	2.0	1001	$1,195	$1.19	20d	1	0.98mi

Listing history 20 events

1. 2026-06-21
   days on market $70,000 Active 48 DOM
2. 2026-06-18
   days on market $70,000 Active 45 DOM
3. 2026-06-17
   days on market $70,000 Active 44 DOM
4. 2026-06-16
   days on market $70,000 Active 43 DOM
5. 2026-06-15
   days on market $70,000 Active 42 DOM
6. 2026-06-14
   days on market $70,000 Active 40 DOM
7. 2026-06-10
   days on market $70,000 Active 37 DOM
8. 2026-06-09
   days on market $70,000 Active 36 DOM
9. 2026-06-08
   days on market $70,000 Active 35 DOM
10. 2026-06-07
    days on market $70,000 Active 34 DOM
11. 2026-06-03
    days on market $70,000 Active 30 DOM
12. 2026-06-03
    days on market $70,000 Active 29 DOM
13. 2026-06-01
    days on market $70,000 Active 28 DOM
14. 2026-05-31
    days on market $70,000 Active 27 DOM
15. 2026-05-04
    listed $70,000 Active
16. 2026-04-10
    listed $70,000 Active
17. 2006-03-30
    soldstatus $27,500
18. 1998-05-01
    soldstatus $14,000
19. 1998-05-01
    soldstatus $26,000
20. 1998-03-01
    soldstatus $35,000

ⓘ 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: $1,227 · $102/mo
• Projected year-2 tax: $1,227 · $102/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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $13,596
• − Mortgage interest: −$3,921
• − Property taxes: −$1,227
• − Insurance: −$350
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$2,036
• Taxable income: $3,886
• Est. tax owed @ 24.0%: −$933
• After-tax cash flow: $3,826/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: Lexington 03
• NCES district ID: 4502760
• Math proficiency: 26% ▼ -18.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $40,709
• Composite: 24.88/100
• National rank: #7586
• State rank: #56 of 80 in SC

Livability — Batesburg-Leesville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Batesburg-Leesville, SC
• Population (ZIP): 8,987

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 18% Hispanic / Latino 16% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 13% German/W. Germanic 2%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.26%
• Current HPI: 256.774
• 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

+100.0% since first listed

6 events — show timeline

• 2026-05-04 Listed $70,000 Consolidated MLS
• 2026-04-10 Listed $70,000 Consolidated MLS
• 2006-03-30 Sold (Public Records) $27,500 Public Records
• 1998-05-01 Sold (Public Records) $26,000 Public Records
• 1998-05-01 Sold (Public Records) $14,000 Public Records
• 1998-03-01 Sold (Public Records) $35,000 Public Records

Property tax history

+6.4%/yr

Latest (2024): $1,227 · +0.8% YoY. Source: county tax records.