77 Oak Hill Dr · Dunbar, SC 29440

$289,000

3 bd · 2.0 ba · 1,253 sqft · SingleFamily public records · 43 Days on market

Built 1997 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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.0/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Adorable Lowcountry style home featuring charming white picket railings and a welcoming wraparound porch, all nestled on 3/4 of an acre. This beautifully maintained single level home offers comfort and relaxation located outskirts of town. Upon entering, you'll immediately notice the stunning oak hardwood floors that flow seamlessly throughout, complemented by crown molding, base molding and chair rail accents that add timeless character. The kitchen is both functional and inviting, showcasing oak cabinetry, granite countertops, a double stainless-steel sink, and stylish pendant lighting. It is equipped with a smooth-top GE stove, GE Microwave, and a Samsung stainless steel refrigerator. Th

Key facts

• Oak cabinetry
• Natural light
• Wraparound porch

Tags

• WRAPAROUND PORCH
• OAK HARDWOOD FLOORS
• OAK CABINETRY
• GRANITE COUNTERTOPS
• OPEN-CONCEPT DINING AREA
• NATURAL LIGHT

Property features AI

Finance

• Other: Lot size approx. 0.75 acres (dimensions: 104 x 280 x 145 x 247); Lot size per public records
• HOA & community: Monthly association fee; Association allows golf carts (owners and tenants); Association allows motorcycles (owners and tenants); Pet restrictions; Community allows long-term and short-term rentals

Exterior

• Parking: Driveway; Off-street parking for 6 vehicles
• Utilities: Electricity available; Public water; Septic system (septic tank)
• Home design: Vinyl siding exterior; Resale property; R1/2 zoning
• Construction: Vinyl siding construction; Crawlspace foundation
• Exterior features: Front porch; Outdoor storage; Outside city limits; Rectangular lot

Interior

• Kitchen: Stainless steel appliances; Solid surface countertops; Microwave; Range; Refrigerator
• Bedrooms: Primary suite on main level; Bedroom 1 on main level (approx. 11.2 x 9.11); Bedroom 2 on first level (approx. 12 x 9.11); Additional room with walk-in closet and ceiling fan (approx. 14.2 x 14)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms; Bathrooms include tub/shower and vanity
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Main level primary bedroom; Tub/shower; Vanity; Walk-in closets; Window treatments; Insulated doors; Unfurnished; Stainless steel appliances; Solid surface counters; Bedroom on main level; Utility room
• Laundry & utility: Washer hookup; Washer and dryer included; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $151 ($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 $233k (19.5% below list).
• Recommended offer: $233k (19.5% 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.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brown'S Ferry Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 132 students, 100% FRL); Georgetown Middle (math 15% / reading 23%, grade F, #185 of 229 statewide, top 81%, 712 students, 100% FRL); Carvers Bay High (math 34% / reading 62%, grade D, #157 of 196 statewide, top 80%, 376 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 412 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; moderate 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 $232,532 (19.5% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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: 0.80% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 10.4

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-37,345
• Equity at exit: $43,091

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-20,740
• Equity at exit: $24,987

Cash invested: $80,920 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 412
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,325 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $151

Break-even live

Break-even rent $2,134

Max offer price $289,000

Occupancy floor 88%

Sensitivity live

Price	-10% $315	-5% $233	+0% $151	+5% $-260	+10% $-360
Rent	-10% $-32	-5% $60	+0% $151	+5% $243	+10% $335
Rate	-1.0pp $297	-0.5pp $225	base $151	+0.5pp $76	+1.0pp $0

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $289,000 Pending 43 DOM
2. 2026-06-03
   days on market $289,000 Active Under Contract 41 DOM
3. 2026-06-02
   days on market $289,000 Active Under Contract 40 DOM
4. 2026-06-01
   days on market $289,000 Active Under Contract 39 DOM
5. 2026-05-31
   days on market $289,000 Active Under Contract 38 DOM
6. 2026-05-30
   days on market $289,000 Active Under Contract 37 DOM
7. 2026-05-06
   historical Active Under Contract
8. 2026-04-23
   listed $289,000 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: $596 · $50/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$1,051/yr (+$88/mo · 176.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,904
• − Mortgage interest: −$16,188
• − Property taxes: −$596
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − Depreciation: −$8,407
• Taxable loss: −$3,197
• Est. tax savings @ 24.0%: +$767
• After-tax cash flow: $2,584/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Dunbar

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

Census & demographics

• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• 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

2 events — show timeline

• 2026-05-06 Contingent — CCAR
• 2026-04-23 Listed $289,000 CCAR

Property tax history

+6.0%/yr

Latest (2025): $596 · +12.7% YoY. Source: county tax records.