613 Ballard Ln · Santee, SC 29142

$219,000

3 bd · 2.0 ba · 1,232 sqft · Condo public records · 86 Days on market

Built 2005 $430/mo HOA · 16% of rent

---

Why this score? — see what drove the C 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 +17.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +6.7/10.0
• DSCR +5.4/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Waterfront 2nd floor furnished condo overlooking the Big Waters of Lake Marion. Close to community pool, boardwalk, grilling areas, boat ramp and day slips. HOA Includes: Pool, ground & ext bldg maint. 1 hour to downtown Charleston, Columbia and Florence. Three major golf courses within 5 minutes and Santee Restaurants and shops.

Key facts

• Scenic boardwalk
• Waterfront view
• Santee state park

Tags

• LAKE MARION VIEWS
• BOAT RAMP
• SCENIC BOARDWALK
• GRILLING AREA
• WATERFRONT VIEW
• SANTEE STATE PARK

Property features AI

Finance

• HOA & community: HOA fee $430 monthly; Community amenities include boat ramp and trash service

Exterior

• Parking: Off-street parking
• Utilities: Private sewer; Dominion Energy for utilities
• Home design: Single-family attached (condominium); Located in Ballards Pointe subdivision
• Construction: Architectural roof; Condominium structure
• Exterior features: In-ground pool; Cul-de-sac lot; Lake privileges and lakefront access (Lake Marion) with deep-water frontage

Interior

• Kitchen: Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms; Master bedroom with ceiling fan, garden tub/shower, and split plan
• Flooring: Carpet
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air; Heat pump with electric heating
• Interior features: Ceiling fan(s); Entrance foyer; Living/dining combo
• Laundry & utility: Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $206k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.4% in Santee — 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 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Zoned schools: Elloree Elementary (math 10%, 387 students, 100% FRL).
• Market conditions: 154 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

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.5% 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 (3.5% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $135k; list at $219k implies a 62% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 D-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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.70×
• Total profit: $42,726
• Equity at exit: $104,363

10-year hold

• IRR: 13.7%
• Equity multiple: 3.14×
• Total profit: $131,067
• Equity at exit: $165,573

Cash invested: $61,320 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,639 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$250 /mo · $3,004/yr
• Insurance: −$91
• HOA: −$430
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $165

Break-even live

Break-even rent $2,430

Max offer price $219,000

Occupancy floor 89%

Sensitivity live

Price	-10% $289	-5% $227	+0% $165	+5% $103	+10% $41
Rent	-10% $-43	-5% $61	+0% $165	+5% $269	+10% $374
Rate	-1.0pp $275	-0.5pp $221	base $165	+0.5pp $108	+1.0pp $51

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	25d	1	0.40mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	25d	1	0.52mi

HOA detail condo

• Monthly dues: $430 · $5,160/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $219,000 Active 86 DOM
2. 2026-06-18
   days on market $219,000 Active 85 DOM
3. 2026-06-17
   days on market $219,000 Active 84 DOM
4. 2026-06-16
   days on market $219,000 Active 83 DOM
5. 2026-06-15
   days on market $219,000 Active 82 DOM
6. 2026-06-14
   days on market $219,000 Active 80 DOM
7. 2026-06-12
   days on market $219,000 Active 79 DOM
8. 2026-06-09
   days on market $219,000 Active 76 DOM
9. 2026-06-08
   days on market $219,000 Active 75 DOM
10. 2026-06-07
    days on market $219,000 Active 74 DOM
11. 2026-06-07
    days on market $219,000 Active 73 DOM
12. 2026-06-04
    days on market $219,000 Active 70 DOM
13. 2026-06-02
    days on market $219,000 Active 69 DOM
14. 2026-06-01
    days on market $219,000 Active 68 DOM
15. 2026-05-31
    days on market $219,000 Active 67 DOM
16. 2026-05-31
    days on market $219,000 Active 66 DOM
17. 2026-03-25
    listed $219,000 Active
18. 2026-03-24
    listed $219,000 Active 337-char remark

    Show marketing remark (337 chars)

    Waterfront 2nd floor furnished condo overlooking the Big Waters of Lake Marion. Close to community pool, boardwalk, grilling areas, boat ramp and day slips. HOA Includes: Pool, ground & ext bldg maint. 1 hour to downtown Charleston, Columbia and Florence. Three major golf courses within 5 minutes and Santee Restaurants and shops.

19. 2016-01-15
    soldstatus $135,000 457-char remark

    Show marketing remark (457 chars)

    Million Dollar View for a whole lot less! This 2 br, 2 ba condo is fully furnished with dedicated boat slip. Located on the BIG WATERS of Lake Marion, enjoy life at the lake from your private balcony! Inground pool overlooking the Lake, grills, dock, walkway, boat ramp. .. amenities to make your stay a GREAT one! Move-in condition! MOTIVATED SELLER! Come take a look today! Outstanding views! HOA Includes: Pool, landscaping, mgt fee, cable, liability ins

20. 2015-03-16
    listed $149,900 457-char remark

    Show marketing remark (457 chars)

    Million Dollar View for a whole lot less! This 2 br, 2 ba condo is fully furnished with dedicated boat slip. Located on the BIG WATERS of Lake Marion, enjoy life at the lake from your private balcony! Inground pool overlooking the Lake, grills, dock, walkway, boat ramp. .. amenities to make your stay a GREAT one! Move-in condition! MOTIVATED SELLER! Come take a look today! Outstanding views! HOA Includes: Pool, landscaping, mgt fee, cable, liability ins

ⓘ 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: $3,004 · $250/mo
• Projected year-2 tax: $3,004 · $250/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 3/10 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: $31,673
• − Mortgage interest: −$12,267
• − Property taxes: −$3,004
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,534
• − Management: −$2,534
• − HOA: −$5,160
• − Depreciation: −$6,371
• Taxable loss: −$1,292
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $2,291/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 — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,658

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 (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% 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: ▲ 3.47%
• Current HPI: 193.5623
• 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

+46.1% since first listed

4 events — show timeline

• 2026-03-25 Listed $219,000 Charleston Trident MLS
• 2026-03-24 Listed $219,000 SBOR
• 2016-01-15 Sold (MLS) $135,000 SBOR
• 2015-03-16 Listed $149,900 SBOR

Property tax history

+24.0%/yr

Latest (2024): $3,004 · +10.2% YoY. Source: county tax records.