2187 Mcbee Hwy · Jefferson, SC 29718

$165,900

3 bd · 2.0 ba · 1,200 sqft · Other · 85 Days on market

Built 1983 0.83 ac lot

---

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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks MLS

This 3 bedroom 2 bath fixer upper is nestled in a quiet country setting. Brick under pinning and updated roof add a finished look. Porches on the front and back are perfect for enjoying the nice open lot. All appliances convey. Priced to sell, schedule your viewing today!

Key facts

• 0.83 acre lot
• 2 parking spots
• Built 1983

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached carport (2 spaces); Driveway
• Utilities: County water; Septic system installed
• Home design: Single-family residence; One story; Residential property; Zoned RD-2
• Construction: On-frame modular construction; Vinyl exterior; Crawl space foundation
• Exterior features: Covered front porch; Level and wooded lot; Dirt and concrete road access; Publicly maintained road

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 5 total rooms; Electric range
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $166k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (27.3% below list).
• Recommended offer: $121k (27.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#212 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Kershaw 01 (rural): math 38% / reading 51% proficiency, ranked #25 of 80 in SC (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Central Middle (math 30% / reading 51%, grade F, #75 of 229 statewide, top 33%, 420 students, 100% FRL); North Central High (math 57% / reading 87%, grade B+, #48 of 196 statewide, top 26%, 586 students, 76% FRL) — zoned schools average 88% FRL vs 49% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $44k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $166k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,552 (27.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.73% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.02%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $78,007
• Equity at exit: $149,456

10-year hold

• IRR: 18.8%
• Equity multiple: 6.16×
• Total profit: $239,478
• Equity at exit: $322,307

Cash invested: $46,452 (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 29718

• Home prices YoY: 4.8%
• Active inventory: 20
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$870
• Tax est. 1.5%: −$207 /mo · $2,488/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-194

Break-even live

Break-even rent $1,451

Max offer price $137,808

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-137	+0% $-194	+5% $-251	+10% $-309
Rent	-10% $-289	-5% $-242	+0% $-194	+5% $-147	+10% $-99
Rate	-1.0pp $-111	-0.5pp $-152	base $-194	+0.5pp $-237	+1.0pp $-281

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-22
   days on market $165,900 Active 85 DOM
2. 2026-06-18
   days on market $165,900 Active 82 DOM
3. 2026-06-17
   days on market $165,900 Active 81 DOM
4. 2026-06-16
   days on market $165,900 Active 80 DOM
5. 2026-06-15
   days on market $165,900 Active 79 DOM
6. 2026-06-14
   pricedays on market $165,900 Active 77 DOM
7. 2026-05-31
   days on market $179,900 Active 75 DOM
8. 2026-05-12
   price $195,000
9. 2026-03-18
   listed $210,000 Active
10. 2026-03-17
    historical $210,000
11. 2021-05-24
    soldstatus $65,000
12. 2021-05-21
    soldstatus $65,000 Closed 272-char remark

    Show marketing remark (272 chars)

    This 3 bedroom 2 bath fixer upper is nestled in a quiet country setting. Brick under pinning and updated roof add a finished look. Porches on the front and back are perfect for enjoying the nice open lot. All appliances convey. Priced to sell, schedule your viewing today!

13. 2021-04-06
    historical Active Under Contract 272-char remark

    Show marketing remark (272 chars)

    This 3 bedroom 2 bath fixer upper is nestled in a quiet country setting. Brick under pinning and updated roof add a finished look. Porches on the front and back are perfect for enjoying the nice open lot. All appliances convey. Priced to sell, schedule your viewing today!

14. 2020-12-21
    price $84,500 272-char remark

    Show marketing remark (272 chars)

    This 3 bedroom 2 bath fixer upper is nestled in a quiet country setting. Brick under pinning and updated roof add a finished look. Porches on the front and back are perfect for enjoying the nice open lot. All appliances convey. Priced to sell, schedule your viewing today!

15. 2020-12-21
    listed $845,000 Active 272-char remark

    Show marketing remark (272 chars)

    This 3 bedroom 2 bath fixer upper is nestled in a quiet country setting. Brick under pinning and updated roof add a finished look. Porches on the front and back are perfect for enjoying the nice open lot. All appliances convey. Priced to sell, schedule your viewing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,466
• − Mortgage interest: −$9,293
• − Property taxes: −$2,488
• − Insurance: −$830
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$4,826
• Taxable loss: −$5,286
• Est. tax savings @ 24.0%: +$1,269
• After-tax cash flow: $-1,061/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: Kershaw 01
• NCES district ID: 4502550
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $44,585
• Composite: 37.66/100
• National rank: #4371
• State rank: #25 of 80 in SC

Livability — Jefferson

• Score: 61/100
• State rank: #212
• US rank: #17840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,049

Population outlook (Kershaw County) Hauer SSP2

• Today (2025): 67,683 people
• By 2030: 69,374 · +2.5%
• By 2040: 71,936 · +6.3%
• By 2050: 73,292 · +8.3%
• By 2075: 75,762 · +11.9%
• By 2100: 72,620 · +7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 3% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Kershaw

• 2024 margin: Strong R (+28.2) · D 35.3% · R 63.5% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -18.7pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+23.1 2016: R+24.8 2012: R+18.6 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.53%
• Current HPI: 316.6672
• 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

-76.9% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $195,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-18 Listed $210,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-17 Coming Soon $210,000 CANOPYMLS as Distributed by MLS Grid
• 2021-05-24 Sold (Public Records) $65,000 Public Records
• 2021-05-21 Sold (MLS) $65,000 CANOPYMLS as Distributed by MLS Grid
• 2021-04-06 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-12-21 Price Changed $84,500 CANOPYMLS as Distributed by MLS Grid
• 2020-12-21 Listed $845,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

-1.2%/yr

Latest (2025): $55 · -84.9% YoY. Source: county tax records.