301 Mill St · Abbeville, SC 29620

$145,000

3 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 18 Days on market

Built 1914 1,107 sqft lot Est $170k · 15% under

---

Why this score? — see what drove the C+ 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 +15.5/30.0
• ARV discount +14.2/15.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Move in ready 3 bedroom 1 bath home in Historic Abbeville. Do not miss out on the affordable opportunity to purchase your first home or rental potential property. Call me about loan options to purchase this home. Will not last long.

Key facts

• 1,107 sq ft lot
• Garage
• Built 1914

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Connected to sewer
• Home design: Single-family detached residence; Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Corner lot

Interior

• Kitchen: Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $57 ($689/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (14.1% below list).
• Recommended offer: $124k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.9% in Abbeville — 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 66/100 on livability (#111 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Abbeville 60 (rural): math 50% / reading 49% proficiency, ranked #15 of 80 in SC (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Abbeville County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $145k implies a 480% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,500 (14.1% below list)

Questions for the listing agent

1. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.86% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $170,478
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Marshall Ave	0.34mi	3/1.5	1,161 (+5%)	2mo	$195,000	$168	72
1008 Main Street St S	0.22mi	2/1.0 (-1)	1,150 (+4%)	13mo	$133,000	$116	68
103 Hunter St	0.34mi	3/2.0	1,192 (+8%)	6mo	$210,000	$176	62
101 Hunter St	0.31mi	3/2.0	1,243 (+12%)	1mo	$205,000	$165	60
102 Langely St	0.32mi	2/1.5 (-1)	1,194 (+8%)	11mo	$178,000	$149	56
109 George St	0.44mi	3/2.0	1,234 (+12%)	1mo	$189,900	$154	56
707 Brooks	0.28mi	2/1.0 (-1)	985 (-11%)	11mo	$154,000	$156	54
404 Marshall Ave	0.36mi	3/2.0	1,260 (+14%)	5mo	$240,000	$190	52
123 Moore St	0.56mi	2/2.0 (-1)	1,192 (+8%)	2mo	$150,000	$126	51
104 Wingfield St	0.24mi	3/2.0	1,263 (+14%)	14mo	$175,000	$139	50
1206 Secession Ave	0.65mi	3/1.0	1,000 (-10%)	6mo	$20,000	$20	48
206 Henry M Turner St	0.58mi	2/1.0 (-1)	986 (-11%)	7mo	$121,000	$123	43

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.03×
• Total profit: $82,598
• Equity at exit: $130,627

10-year hold

• IRR: 22.4%
• Equity multiple: 6.92×
• Total profit: $240,308
• Equity at exit: $281,703

Cash invested: $40,600 (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 29620

• Home prices YoY: 15.0%
• Active inventory: 109
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $57

Break-even live

Break-even rent $1,172

Max offer price $145,000

Occupancy floor 90%

Sensitivity live

Price	-10% $139	-5% $98	+0% $57	+5% $16	+10% $-25
Rent	-10% $-41	-5% $8	+0% $57	+5% $107	+10% $156
Rate	-1.0pp $130	-0.5pp $94	base $57	+0.5pp $20	+1.0pp $-18

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Cherokee St Abbeville, SC	2.0	1.0	1100	$1,245	$1.13	12d	1	1.34mi

Listing history 13 events

1. 2026-06-18
   days on market $145,000 Active 18 DOM
2. 2026-06-17
   days on market $145,000 Active 17 DOM
3. 2026-06-16
   statusdays on market $145,000 Active 16 DOM
4. 2026-06-15
   days on market $145,000 Active Under Contract 15 DOM
5. 2026-06-13
   days on market $145,000 Active Under Contract 13 DOM
6. 2026-06-10
   days on market $145,000 Active Under Contract 10 DOM
7. 2026-06-09
   days on market $145,000 Active Under Contract 9 DOM
8. 2026-06-08
   days on market $145,000 Active Under Contract 8 DOM
9. 2026-06-07
   statusdays on market $145,000 Active Under Contract 7 DOM
10. 2026-06-03
    days on market $145,000 Active 3 DOM
11. 2026-06-03
    days on market $145,000 Active 2 DOM
12. 2026-06-01
    remarks 232-char remark
13. 2026-06-01
    listed $145,000 Active 1 DOM

ⓘ 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: $1,264 · $105/mo
• Projected year-2 tax: $1,264 · $105/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,940
• − Mortgage interest: −$8,122
• − Property taxes: −$1,264
• − Insurance: −$725
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$4,218
• Taxable loss: −$1,780
• Est. tax savings @ 24.0%: +$427
• After-tax cash flow: $1,116/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: Abbeville 60
• NCES district ID: 4500690
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $34,522
• Composite: 40.9/100
• National rank: #3618
• State rank: #15 of 80 in SC

Livability — Abbeville

• Score: 66/100
• State rank: #111
• US rank: #11534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, SC
• Population (ZIP): 12,116

Population outlook (Abbeville County) Hauer SSP2

• Today (2025): 24,141 people
• By 2030: 23,446 · -2.9%
• By 2040: 21,768 · -9.8%
• By 2050: 20,098 · -16.7%
• By 2075: 16,518 · -31.6%
• By 2100: 13,125 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Abbeville

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -15.2pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+33.1 2016: R+28.3 2012: R+13.4 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.52%
• Current HPI: 379.552
• 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

+480.0% since first listed

2 events — show timeline

• 2026-05-31 Listed $145,000 GAOR
• 2005-05-05 Sold (Public Records) $25,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,264 · +5.9% YoY. Source: county tax records.