936 Glover St · Orangeburg, SC 29115

$59,900

3 bd · 1.5 ba · 1,490 sqft · SingleFamily public records · 56 Days on market

Built 1930 4,791 sqft 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
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors. This is one for you. Seller selling in "as is" condition. Better than paying rent. MOTIVATED SELLER

Key facts

• Covered front porch
• Rear screened porch
• Schools

Tags

• COVERED FRONT PORCH
• REAR SCREENED PORCH
• CORNER LOT
• LOCAL SHOPPING
• SCHOOLS
• RESTAURANTS

Property features AI

Exterior

• Utilities: Public sewer; Department of Public Utilities service
• Home design: Single-family detached home; One story
• Construction: Asphalt roof
• Exterior features: Wood fencing; 0–0.5 acre lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Family room; Entrance foyer; Separate dining room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 4.2% in Orangeburg — 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 54/100 on livability (#324 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety B; Watch: housing C-, crime F, amenities D-.
• Zoned schools: Mellichamp Elementary (math 34%, 204 students, 100% FRL); William J. Clark Middle (math 12%, 687 students, 100% FRL); Orangeburg Wilkinson High (math 22%, 1,073 students, 100% FRL).
• Market conditions: 226 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $60k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.63% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.53%
• DSCR: 1.82
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $274,160
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Mcalpine St	0.56mi	4/1.5 (+1)	1,610 (+8%)	8mo	$49,000	$30	49
1193 Douglas Macarthur St	0.60mi	3/2.5	1,275 (-14%)	23mo	$235,000	$184	25

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: 10.4%
• Equity multiple: 1.41×
• Total profit: $6,868
• Equity at exit: $8,931

10-year hold

• IRR: 19.5%
• Equity multiple: 2.64×
• Total profit: $27,535
• Equity at exit: $5,179

Cash invested: $16,772 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$176 /mo · $2,107/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $259

Break-even live

Break-even rent $651

Max offer price $59,900

Occupancy floor 69%

Sensitivity live

Price	-10% $293	-5% $276	+0% $259	+5% $242	+10% $225
Rent	-10% $182	-5% $220	+0% $259	+5% $298	+10% $336
Rate	-1.0pp $289	-0.5pp $274	base $259	+0.5pp $244	+1.0pp $228

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 State Road S-38-244 Orangeburg, SC	1.0–2.0	1.0–2.0	786	$1,095	$1.39	24d	1	0.99mi
308-320 Silkwood St Orangeburg, SC	2.0	1.0	1000	$875	$0.88	15d	4	1.14mi

Listing history 19 events

1. 2026-06-19
   days on market $59,900 Active 56 DOM
2. 2026-06-18
   days on market $59,900 Active 55 DOM
3. 2026-06-17
   days on market $59,900 Active 54 DOM
4. 2026-06-16
   days on market $59,900 Active 53 DOM
5. 2026-06-15
   days on market $59,900 Active 52 DOM
6. 2026-06-14
   days on market $59,900 Active 50 DOM
7. 2026-06-12
   days on market $59,900 Active 49 DOM
8. 2026-06-09
   days on market $59,900 Active 46 DOM
9. 2026-06-08
   days on market $59,900 Active 45 DOM
10. 2026-06-07
    days on market $59,900 Active 44 DOM
11. 2026-06-07
    days on market $59,900 Active 43 DOM
12. 2026-06-04
    days on market $59,900 Active 40 DOM
13. 2026-06-02
    days on market $59,900 Active 39 DOM
14. 2026-06-01
    days on market $59,900 Active 38 DOM
15. 2026-05-31
    price $59,900 Active 37 DOM
16. 2026-05-31
    days on market $69,900 Active 37 DOM
17. 2026-05-31
    days on market $69,900 Active 36 DOM
18. 2026-04-24
    listed $69,900 Active
19. 2020-01-23
    soldstatus $28,500 Closed 124-char remark

    Show marketing remark (124 chars)

    Investors. This is one for you. Seller selling in "as is" condition. Better than paying rent. MOTIVATED SELLER

ⓘ 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: $2,107 · $176/mo
• Projected year-2 tax: $2,107 · $176/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 · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,752
• − Mortgage interest: −$3,355
• − Property taxes: −$2,107
• − Insurance: −$300
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$1,743
• Taxable income: $2,368
• Est. tax owed @ 24.0%: −$568
• After-tax cash flow: $2,540/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)

No district data.

Livability — Orangeburg

• Score: 54/100
• State rank: #324
• US rank: #23942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orangeburg, SC
• City population: 15,135
• Population (ZIP): 27,179

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.65%
• Current HPI: 150.823
• 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

+145.3% since first listed

2 events — show timeline

• 2026-04-24 Listed $69,900 Charleston Trident MLS
• 2020-01-23 Sold (MLS) $28,500 Charleston Trident MLS

Property tax history

+4.3%/yr

Latest (2024): $2,107 · -1.6% YoY. Source: county tax records.