107 Azalea · St. Matthews, SC 29135

$119,000

3 bd · 1.0 ba · 1,392 sqft · SingleFamily

Built 1991 0.45 ac 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 +28.0/30.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking in Calhoun County? This Brick Ranch is sure to please. Hardwood floors, updated bathroom, fresh paint, and updated fixtures. Special touches include paneled bedroom ceiling and furniture inspired vanity in bathroom. Spacious laundry room allows room for the addition of another full bath if you prefer more bathrooms. Relax on the roomy deck in your fenced back yard landscaped for privacy. Don't miss the 7 x 12 Kennel located tucked in the corner. Call today to schedule a visit!

Key facts

• 0.45 acre lot
• Parking
• Built 1991

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Calhoun 01 (rural): math 22% / reading 37% proficiency, ranked #57 of 80 in SC (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Calhoun County High (math 27% / reading 82%, grade C-, #130 of 196 statewide, top 69%, 423 students, 99% FRL) — zoned schools average 99% FRL vs 78% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 30% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Calhoun 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 39 active listings in the ZIP; 48 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($823 loan paydown + $12k appreciation (10.0% local appreciation)).
• Calhoun County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $106k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $119,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.21% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.59
• GRM: 6.9

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: 34.1%
• Equity multiple: 3.65×
• Total profit: $88,444
• Equity at exit: $107,205

10-year hold

• IRR: 29.4%
• Equity multiple: 8.26×
• Total profit: $241,831
• Equity at exit: $231,191

Cash invested: $33,320 (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 29135

• Home prices YoY: 17.2%
• Active inventory: 39
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $371

Break-even live

Break-even rent $969

Max offer price $119,000

Occupancy floor 69%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2025-03-07
   price $210,000
2. 2025-03-07
   price $210,000
3. 2025-02-11
   price $215,000
4. 2025-02-10
   price $215,000
5. 2025-02-04
   price $220,000
6. 2025-02-03
   price $220,000
7. 2025-01-28
   listed $225,000 Active
8. 2025-01-17
   listed $225,000 Active
9. 2024-10-14
   status Pending
10. 2023-11-02
    soldstatus $180,000
11. 2023-11-01
    soldstatus $180,000 Closed
12. 2023-11-01
    soldstatus $180,000 Closed
13. 2023-09-28
    status Pending
14. 2023-09-13
    status Pending
15. 2023-09-13
    historical Active - Contingent
16. 2023-09-13
    historical Active Under Contract
17. 2023-09-12
    price $190,000
18. 2023-09-11
    price $190,000
19. 2023-09-11
    price $190,000
20. 2023-08-27
    status Active
21. 2023-08-19
    historical
22. 2023-08-18
    price $195,000
23. 2023-08-17
    status Active
24. 2023-08-17
    price $194,998
25. 2023-08-15
    historical
26. 2023-08-10
    price $194,998
27. 2023-08-09
    price $194,998
28. 2023-07-09
    listed $199,900 Active
29. 2023-07-09
    listed $199,900 Active
30. 2023-07-09
    listed $199,990 Active
31. 2021-06-10
    soldstatus $132,500
32. 2021-06-08
    soldstatus $132,500 Closed
33. 2021-04-21
    historical
34. 2021-04-19
    listed $127,500 Active
35. 2018-09-19
    listed $119,000
36. 2011-06-13
    soldstatus $92,000
37. 2002-09-10
    soldstatus $69,900

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,107 · $92/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 · 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: $17,273
• − Mortgage interest: −$6,666
• − Property taxes: −$1,107
• − Insurance: −$595
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,462
• Taxable income: $2,680
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $3,812/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: Calhoun 01
• NCES district ID: 4501250
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $40,577
• Composite: 24.83/100
• National rank: #7594
• State rank: #57 of 80 in SC

Livability — St. Matthews

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Matthews, SC
• Population (ZIP): 7,940

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 14,194 people
• By 2030: 13,723 · -3.3%
• By 2040: 12,516 · -11.8%
• By 2050: 11,220 · -21.0%
• By 2075: 8,607 · -39.4%
• By 2100: 6,477 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 47% Black 45% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.3) · D 42.2% · R 56.5% · Other 1.3%
• 2008→2024 swing: -17.9pp toward R · 2008: 3.6pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+4.8 2016: R+2.9 2012: D+4.3 2008: D+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 35.59%
• Current HPI: 241.9299
• 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

+200.4% since first listed

37 events — show timeline

• 2025-03-07 Price Changed $210,000 Consolidated MLS
• 2025-03-07 Price Changed $210,000 Charleston Trident MLS
• 2025-02-11 Price Changed $215,000 Consolidated MLS
• 2025-02-10 Price Changed $215,000 Charleston Trident MLS
• 2025-02-04 Price Changed $220,000 Consolidated MLS
• 2025-02-03 Price Changed $220,000 Charleston Trident MLS
• 2025-01-28 Listed $225,000 Charleston Trident MLS
• 2025-01-17 Listed $225,000 Consolidated MLS
• 2024-10-14 Pending — Charleston Trident MLS
• 2023-11-02 Sold (Public Records) $180,000 Public Records
• 2023-11-01 Sold (MLS) $180,000 SBOR
• 2023-11-01 Sold (MLS) $180,000 Charleston Trident MLS
• 2023-09-28 Pending — Consolidated MLS
• 2023-09-13 Pending — SBOR
• 2023-09-13 Contingent — Consolidated MLS
• 2023-09-13 Contingent — Charleston Trident MLS
• 2023-09-12 Price Changed $190,000 Consolidated MLS
• 2023-09-11 Price Changed $190,000 SBOR
• 2023-09-11 Price Changed $190,000 Charleston Trident MLS
• 2023-08-27 Relisted — SBOR
• 2023-08-19 Delisted — SBOR
• 2023-08-18 Price Changed $195,000 Consolidated MLS
• 2023-08-17 Relisted — SBOR
• 2023-08-17 Price Changed $194,998 SBOR
• 2023-08-15 Delisted — SBOR
• 2023-08-10 Price Changed $194,998 Consolidated MLS
• 2023-08-09 Price Changed $194,998 Charleston Trident MLS
• 2023-07-09 Listed $199,990 SBOR
• 2023-07-09 Listed $199,900 Charleston Trident MLS
• 2023-07-09 Listed $199,900 Consolidated MLS
• 2021-06-10 Sold (Public Records) $132,500 Public Records
• 2021-06-08 Sold (MLS) $132,500 Charleston Trident MLS
• 2021-04-21 Delisted — Consolidated MLS
• 2021-04-19 Listed $127,500 Consolidated MLS
• 2018-09-19 Listed $119,000 Consolidated MLS
• 2011-06-13 Sold (Public Records) $92,000 Public Records
• 2002-09-10 Sold (Public Records) $69,900 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,107 · +7.2% YoY. Source: county tax records.