905 Ashe St · Bennettsville, SC 29512

$95,000

4 bd · 1.5 ba · 1,300 sqft · SingleFamily · 22 Days on market

Est $160k · 41% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

LEASE TO OWN!!!!

Key facts

• Garage
• Listed 21 days

Property features AI

Finance

• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Unpaved driveway
• Utilities: Public water; Public sewer; Gas water heater; Public garbage pickup; Power: see parking/features (garage type referenced in parking)
• Home design: Single-story home; Approximate age: 50+ years; Residential property with lead-based paint disclosure required; Lot is half acre or less
• Construction: Vinyl siding exterior; Metal roof; Crawl space foundation
• Exterior features: Screened porch; Some trees on the lot; Outbuilding for storage

Interior

• Kitchen: Kitchen approx. 9 x 16; No appliances included
• Bedrooms: Primary bedroom on main level (approx. 20 x 15); Second bedroom (approx. 11 x 11); Third bedroom (approx. 12 x 12); Fourth bedroom (approx. 11 x 12)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas heating available; No cooling system
• Interior features: Wood-burning fireplace; Countertops (other); Screened porch
• Laundry & utility: Washer connection; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 5.6% in Bennettsville — 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 52/100 on livability (#345 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Marlboro 01 (town): math 16% / reading 25% proficiency, ranked #71 of 80 in SC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 54 active listings in the ZIP; 6 units permitted in Marlboro County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marlboro County population projected at -23% 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $10k; list at $95k implies a 850% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.44% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.40%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $159,900
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 Wells St	0.12mi	3/2.0 (-1)	1,448 (+11%)	14mo	$103,000	$71	57
124 South Jordan St	0.50mi	3/1.0 (-1)	1,324 (+2%)	13mo	$98,000	$74	56
113 Livingston Ave	0.46mi	3/1.0 (-1)	1,470 (+13%)	13mo	$555,565	$378	38
104 Carlisle Ct	0.72mi	3/2.0 (-1)	1,400 (+8%)	23mo	$172,000	$123	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 12.7%
• Equity multiple: 1.50×
• Total profit: $13,404
• Equity at exit: $14,165

10-year hold

• IRR: 21.6%
• Equity multiple: 2.83×
• Total profit: $48,757
• Equity at exit: $8,214

Cash invested: $26,600 (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 29512

• Active inventory: 54
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $452

Break-even live

Break-even rent $791

Max offer price $95,000

Occupancy floor 62%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $95,000 Active 22 DOM
2. 2026-06-18
   days on market $95,000 Active 21 DOM
3. 2026-06-17
   days on market $95,000 Active 20 DOM
4. 2026-06-16
   days on market $95,000 Active 19 DOM
5. 2026-06-15
   days on market $95,000 Active 18 DOM
6. 2026-06-14
   days on market $95,000 Active 16 DOM
7. 2026-06-13
   days on market $95,000 Active 15 DOM
8. 2026-06-10
   days on market $95,000 Active 13 DOM
9. 2026-06-09
   days on market $95,000 Active 12 DOM
10. 2026-06-08
    days on market $95,000 Active 11 DOM
11. 2026-06-07
    days on market $95,000 Active 10 DOM
12. 2026-06-03
    days on market $95,000 Active 6 DOM
13. 2026-06-02
    days on market $95,000 Active 5 DOM
14. 2026-06-01
    days on market $95,000 Active 4 DOM
15. 2026-05-31
    days on market $95,000 Active 3 DOM
16. 2026-05-30
    days on market $95,000 Active 2 DOM
17. 2026-05-28
    listed $95,000 Active
18. 2025-11-01
    historical
19. 2025-09-03
    price $60,000
20. 2025-07-18
    price $80,000
21. 2025-06-30
    price $90,000
22. 2025-06-25
    listed $95,000 Active
23. 2024-09-03
    soldstatus $10,000
24. 2024-05-24
    historical
25. 2024-02-22
    price $40,000
26. 2024-02-09
    price $45,000
27. 2024-01-29
    listed $49,000 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: $1,048 · $87/mo
• Projected year-2 tax: $1,048 · $87/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 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,364
• − Mortgage interest: −$5,321
• − Property taxes: −$1,048
• − Insurance: −$475
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$2,764
• Taxable income: $4,137
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $4,433/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: Marlboro 01
• NCES district ID: 4502970
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $29,865
• Composite: 16.37/100
• National rank: #9201
• State rank: #71 of 80 in SC

Livability — Bennettsville

• Score: 52/100
• State rank: #345
• US rank: #24772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bennettsville, SC
• Population (ZIP): 17,408

Population outlook (Marlboro County) Hauer SSP2

• Today (2025): 25,477 people
• By 2030: 24,266 · -4.8%
• By 2040: 21,862 · -14.2%
• By 2050: 19,665 · -22.8%
• By 2075: 15,673 · -38.5%
• By 2100: 12,390 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 5% Hispanic / Latino 3% Native American 2%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Marlboro

• 2024 margin: Toss-up / Even · D 50.6% · R 48.2% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: 6.1pp · 2024: 2.4pp
• All cycles: 2024: D+2.4 2020: D+10.9 2016: D+16.1 2012: D+30.4 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.61%
• Current HPI: 108.4261
• 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

+93.9% since first listed

11 events — show timeline

• 2026-05-28 Listed $95,000 Greater Greenville MLS
• 2025-11-01 Listing Removed — Greater Greenville MLS
• 2025-09-03 Price Changed $60,000 Greater Greenville MLS
• 2025-07-18 Price Changed $80,000 Greater Greenville MLS
• 2025-06-30 Price Changed $90,000 Greater Greenville MLS
• 2025-06-25 Listed $95,000 Greater Greenville MLS
• 2024-09-03 Sold (Public Records) $10,000 Public Records
• 2024-05-24 Listing Removed — Greater Greenville MLS
• 2024-02-22 Price Changed $40,000 Greater Greenville MLS
• 2024-02-09 Price Changed $45,000 Greater Greenville MLS
• 2024-01-29 Listed $49,000 Greater Greenville MLS

Property tax history

+2.6%/yr

Latest (2025): $1,048 · +14.6% YoY. Source: county tax records.