1017 Harlin St · Elloree, SC 29047

$46,000

3 bd · 1.0 ba · 977 sqft · SingleFamily public records · 187 Days on market

Built 1966 7,840 sqft lot Est $56k · 17% under ↓ 16% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.4/10.0
• Schools +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

COME SEE THIS 3 BEDROOM AND 1 BATH HOME WITH A FRONT PORCH, A CARPORT & A REAR SHED FOR STORAGE ON A QUIET STREET NEAR THE PARK.

Key facts

• Quiet street
• Front porch
• Carport

Tags

• FRONT PORCH
• CARPORT
• REAR SHED
• QUIET STREET
• NEAR THE PARK

Property features AI

Exterior

• Parking: 1-car carport; Off-street parking
• Utilities: Public sewer
• Home design: Single-family detached home; Residential property; One story
• Exterior features: Asphalt roof; No other detached structures listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 bathroom
• Interior features: One-level layout

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.2% vs local median 3.8% in Elloree — 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 52/100 on livability (#343 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Zoned schools: Elloree Elementary (math 10%, 387 students, 100% FRL).
• Market conditions: 53 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($318 loan paydown + $1k appreciation (2.8% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $9k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 80% 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 $40,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.52% ✓
• Cap rate: 30.16%
• Cash-on-cash: 85.23%
• DSCR: 4.79
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $55,689
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6515 Old Number Six Hwy	0.35mi	2/1.0 (-1)	995 (+2%)	24mo	$50,000	$50	56
850 Hampton St	0.35mi	2/1.0 (-1)	1,109 (+14%)	2mo	$63,000	$57	54
129 Monsum Ct	0.44mi	3/2.0	1,120 (+15%)	14mo	$205,000	$183	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 89.5%
• Equity multiple: 5.93×
• Total profit: $63,472
• Equity at exit: $20,273

10-year hold

• IRR: 89.2%
• Equity multiple: 12.25×
• Total profit: $144,863
• Equity at exit: $30,928

Cash invested: $12,880 (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 29047

• Home prices YoY: 1.6%
• Active inventory: 53
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$241
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $915

Break-even live

Break-even rent $462

Max offer price $46,000

Occupancy floor 39%

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: $11,500
• Closing costs: $1,380
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $46,000 Active 187 DOM
2. 2026-06-18
   days on market $46,000 Active 186 DOM
3. 2026-06-17
   days on market $46,000 Active 185 DOM
4. 2026-06-16
   days on market $46,000 Active 184 DOM
5. 2026-06-15
   days on market $46,000 Active 183 DOM
6. 2026-06-14
   days on market $46,000 Active 181 DOM
7. 2026-06-12
   days on market $46,000 Active 180 DOM
8. 2026-06-09
   days on market $46,000 Active 177 DOM
9. 2026-06-08
   days on market $46,000 Active 176 DOM
10. 2026-06-07
    days on market $46,000 Active 175 DOM
11. 2026-06-07
    days on market $46,000 Active 174 DOM
12. 2026-06-04
    days on market $46,000 Active 171 DOM
13. 2026-06-02
    days on market $46,000 Active 170 DOM
14. 2026-06-01
    days on market $46,000 Active 169 DOM
15. 2026-05-31
    days on market $46,000 Active 168 DOM
16. 2026-05-31
    days on market $46,000 Active 167 DOM

ⓘ 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: $1,258 · $105/mo
• Projected year-2 tax: $1,258 · $105/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 5/10 Major
• 🌡 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: $19,443
• − Mortgage interest: −$2,577
• − Property taxes: −$1,258
• − Insurance: −$230
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$1,338
• Taxable income: $10,929
• Est. tax owed @ 24.0%: −$2,623
• After-tax cash flow: $8,354/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 — Elloree

• Score: 52/100
• State rank: #343
• US rank: #24710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elloree, SC
• City population: 3,745
• Population (ZIP): 3,745

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 (53%)
• Race & ethnicity: Black 53% White 42% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 1% Russian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▲ 2.84%
• Current HPI: 175.3194
• 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

-16.4% since first listed

7 events — show timeline

• 2026-05-28 Relisted — Charleston Trident MLS
• 2026-05-19 Listing Removed — Charleston Trident MLS
• 2026-04-27 Price Changed $46,000 Charleston Trident MLS
• 2026-03-24 Price Changed $51,000 Charleston Trident MLS
• 2026-02-26 Relisted — Charleston Trident MLS
• 2026-02-19 Listing Removed — Charleston Trident MLS
• 2025-11-26 Listed $55,000 Charleston Trident MLS

Property tax history

+2.3%/yr

Latest (2024): $1,258 · +14.5% YoY. Source: county tax records.