348 W Railroad Ave · Batesburg-Leesville, SC 29006

$152,500

2 bd · 1.0 ba · 1,460 sqft · SingleFamily public records

Built 1902 0.75 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).

• Cash flow +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.7/10.0
• 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

Located in the heart of Batesburg-Leesville, this 1902 home offers character, space, and convenience. This 2 bedroom, 1 bath home features approx. 1,480 SF of living space and sits on a spacious . 75 acre lot. One of the standout features of the property is the workshop, offering approx. 1,200 SF of enclosed space with electricity and storage, a home business, or hobbies. Enjoy the convenience of being just a short walk from grocery stores, boutiques, and other downtown amenities while still having plenty of space to spread out. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 0.75 acre lot
• 3 garage spots
• Built 1902

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/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 $133k (12.7% below list).
• Recommended offer: $133k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $152k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — 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 $133,104 (12.7% below list)

Questions for the listing agent

1. Built in 1902 — 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. 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?
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: 0.87% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 9.5

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-16,011
• Equity at exit: $22,738

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,922
• Equity at exit: $13,185

Cash invested: $42,700 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$800
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $138

Break-even live

Break-even rent $1,157

Max offer price $152,500

Occupancy floor 85%

Sensitivity live

Price	-10% $224	-5% $181	+0% $138	+5% $94	+10% $51
Rent	-10% $32	-5% $85	+0% $138	+5% $190	+10% $243
Rate	-1.0pp $214	-0.5pp $176	base $138	+0.5pp $98	+1.0pp $58

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	$1,004	$1.15	5d	1	0.60mi
302 E Columbia Ave Unit A Leesville, SC	3.0	1.0	1000	$1,300	$1.30	5d	1	1.08mi
746 Madera Rd Batesburg, SC	3.0	2.5	1678	$1,950	$1.16	13d	1	1.32mi
735 Madera Rd Lot 11 Batesburg-Leesville, SC	3.0	2.0	1001	$1,195	$1.19	21d	1	1.44mi

Listing history 2 events

1. 2026-06-09
   remarks 638-char remark
2. 2026-06-09
   listed $152,500 Pending

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $869 · $72/mo
• Expected delta: +$262/yr (+$22/mo · 43.1%)

ⓘ 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 · 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: $15,972
• − Mortgage interest: −$8,542
• − Property taxes: −$607
• − Insurance: −$762
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$4,436
• Taxable loss: −$932
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $1,875/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

+435.1% since first listed

6 events — show timeline

• 2026-06-08 Pending — Consolidated MLS
• 2026-04-15 Delisted — Consolidated MLS
• 2026-04-15 Listed $152,500 Consolidated MLS
• 2016-08-02 Sold (Public Records) $60,000 Public Records
• 2016-03-22 Price Changed $75,000 Consolidated MLS
• 1983-12-01 Sold (Public Records) $28,500 Public Records

Property tax history

-8.8%/yr

Latest (2024): $607 · +2.4% YoY. Source: county tax records.