1230 Brickle St · Orangeburg, SC 29118

$99,900

3 bd · 1.5 ba · 1,247 sqft · SingleFamily public records · 23 Days on market

Built 1967 0.39 ac lot Est $171k · 42% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.8/10.0
• 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

Please see agent remarks for details on priority for offers. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 0.39 acre lot
• Built 1967
• Listed 22 days

Property features AI

Exterior

• Utilities: Water: Other (see remarks); Sewer: Other (see remarks)
• Home design: Single-family property (brick exterior)
• Construction: Crawlspace foundation; Built on a 0.39-acre lot
• Exterior features: Brick exterior above the foundation; Paved road access

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Heating: Other (see remarks)
• Interior features: Central cooling; Heating system: Other (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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-, schools F, crime F.
• Market conditions: 163 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $100k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $170,839
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1984 Ellis Ave	0.27mi	3/1.0	1,081 (-13%)	8mo	$175,000	$162	56
1467 Rhoad St	0.41mi	3/1.5	1,381 (+11%)	15mo	$168,000	$122	50
1224 Nelson St	0.59mi	3/2.0	1,316 (+6%)	16mo	$180,000	$137	48

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $651
• Equity at exit: $14,895

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $22,403
• Equity at exit: $8,638

Cash invested: $27,972 (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 29118

• Home prices YoY: -28.9%
• Active inventory: 163
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,281 high
• Mortgage (P&I): −$524
• Tax from tax record: −$183 /mo · $2,192/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $264

Break-even live

Break-even rent $947

Max offer price $99,900

Occupancy floor 74%

Sensitivity live

Price	-10% $320	-5% $292	+0% $264	+5% $235	+10% $207
Rent	-10% $162	-5% $213	+0% $264	+5% $314	+10% $365
Rate	-1.0pp $314	-0.5pp $289	base $264	+0.5pp $238	+1.0pp $211

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
996 Chester St Orangeburg, SC	3.0	1.5	1170	$1,050	$0.90	4d	1	0.40mi
126 Keyport Ct Orangeburg, SC	2.0	2.0	980	$1,100	$1.12	24d	1	0.47mi
120 Keyport Ct Orangeburg, SC	2.0	2.0	1007	$1,100	$1.09	24d	1	0.47mi
858 Manning St Orangeburg, SC	3.0	1.5	1000	$1,200	$1.20	19d	1	1.08mi
1600 Columbia Rd Orangeburg, SC	1.0–2.0	1.0	701	$950	$1.35	24d	2	1.10mi

Listing history 19 events

1. 2026-06-19
   days on market $99,900 Active 23 DOM
2. 2026-06-18
   days on market $99,900 Active 22 DOM
3. 2026-06-17
   price $99,900 Active 21 DOM
4. 2026-06-17
   days on market $109,900 Active 21 DOM
5. 2026-06-16
   days on market $109,900 Active 20 DOM
6. 2026-06-15
   days on market $109,900 Active 19 DOM
7. 2026-06-14
   days on market $109,900 Active 17 DOM
8. 2026-06-12
   days on market $109,900 Active 16 DOM
9. 2026-06-09
   days on market $109,900 Active 13 DOM
10. 2026-06-08
    days on market $109,900 Active 12 DOM
11. 2026-06-07
    days on market $109,900 Active 11 DOM
12. 2026-06-07
    days on market $109,900 Active 10 DOM
13. 2026-06-04
    days on market $109,900 Active 7 DOM
14. 2026-06-02
    days on market $109,900 Active 6 DOM
15. 2026-06-01
    days on market $109,900 Active 5 DOM
16. 2026-05-31
    days on market $109,900 Active 4 DOM
17. 2026-05-31
    days on market $109,900 Active 3 DOM
18. 2026-05-28
    listed $109,900 Active
19. 1974-08-01
    soldstatus $20,000

ⓘ 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: $2,192 · $183/mo
• Projected year-2 tax: $2,192 · $183/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 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: $15,368
• − Mortgage interest: −$5,596
• − Property taxes: −$2,192
• − Insurance: −$500
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$2,906
• Taxable income: $1,715
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $2,751/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

• County: Orangeburg County · 15,135 people
• City population: 15,135
• Metro: Orangeburg, SC
• Population (ZIP): 15,135
• Household income: $64,167
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 253.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 28% Hispanic / Latino 5% Asian 2% Two or more races 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Arabic 1%

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: ▼ -71.45%
• Current HPI: 176.0101
• Rent YoY: —
• Metro: Orangeburg, SC
• 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

+449.5% since first listed

2 events — show timeline

• 2026-05-28 Listed $109,900 Consolidated MLS
• 1974-08-01 Sold (Public Records) $20,000 Public Records

Property tax history

+31.7%/yr

Latest (2024): $2,192 · +19.4% YoY. Source: county tax records.