2601 Myrtle St · Newberry, SC 29108

$99,900

4 bd · 2.0 ba · 3,494 sqft · SingleFamily public records · 95 Days on market

Built 1960 1.24 ac lot Est $80k · 24% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Make this home your dream home. Lots of potential. 1 acre overlooking pond. Sold As-IsConventional, VA and FHA renovation loans may be available for this home subject to Borrower's qualifications. Please inquire for details. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 1.24 acre lot
• Built 1960
• Listed 95 days

Tags

• 1 ACRE OVERLOOKING POND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#91 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Newberry 01 (rural): math 32% / reading 40% proficiency, ranked #40 of 80 in SC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Boundary St. Elementary (math 27% / reading 32%, grade F, #399 of 597 statewide, top 69%, 432 students, 100% FRL); Newberry High (math 42% / reading 67%, grade C-, #130 of 196 statewide, top 69%, 802 students, 91% FRL) — zoned schools average 95% FRL vs 60% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 97 active listings in the ZIP; 155 units permitted in Newberry County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Newberry County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.62% ✓
• Cap rate: 13.38%
• Cash-on-cash: 25.31%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $80,362
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Glenn St	0.64mi	3/2.0 (-1)	3,000 (-14%)	11mo	$69,000	$23	32

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: 18.9%
• Equity multiple: 1.77×
• Total profit: $21,411
• Equity at exit: $14,895

10-year hold

• IRR: 27.2%
• Equity multiple: 3.40×
• Total profit: $67,127
• 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 29108

• Active inventory: 97
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $590

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 59%

Sensitivity live

Price	-10% $659	-5% $624	+0% $590	+5% $555	+10% $521
Rent	-10% $462	-5% $526	+0% $590	+5% $654	+10% $718
Rate	-1.0pp $640	-0.5pp $615	base $590	+0.5pp $564	+1.0pp $538

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: —

Listing history 31 events

1. 2026-02-17
   status Pending
2. 2026-01-08
   price $99,900
3. 2025-11-14
   listed $110,000 Active
4. 2025-10-14
   price $124,900
5. 2025-09-30
   price $129,900
6. 2025-09-03
   price $134,900
7. 2025-08-07
   price $139,900
8. 2025-06-27
   listed $149,900 Active
9. 2025-04-24
   historical
10. 2025-04-07
    price $96,300
11. 2025-03-21
    price $96,800
12. 2025-03-21
    status Active
13. 2025-01-29
    status Pending
14. 2025-01-27
    historical
15. 2024-12-30
    price $97,300
16. 2024-12-11
    price $97,800
17. 2024-11-14
    price $98,300
18. 2024-11-07
    price $98,800
19. 2024-10-22
    price $99,300
20. 2024-09-30
    price $99,800
21. 2024-09-11
    price $101,900
22. 2024-09-11
    status Active
23. 2024-09-03
    status Pending
24. 2024-08-12
    price $116,500
25. 2024-08-04
    status Active
26. 2024-06-21
    status Pending
27. 2024-06-12
    price $129,700
28. 2024-05-23
    price $142,500
29. 2024-05-03
    price $166,300
30. 2024-04-17
    listed $184,000 Active
31. 2006-05-17
    soldstatus $100,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,448
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$2,906
• Taxable income: $5,836
• Est. tax owed @ 24.0%: −$1,401
• After-tax cash flow: $5,679/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: Newberry 01
• NCES district ID: 4503030
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $40,892
• Composite: 30.28/100
• National rank: #6282
• State rank: #40 of 80 in SC

Livability — Newberry

• Score: 67/100
• State rank: #91
• US rank: #10365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newberry, SC
• County: Newberry County · 19,585 people
• City population: 19,585
• Metro: Newberry, SC
• Population (ZIP): 19,585
• Household income: $53,558
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 595.0

Population outlook (Newberry County) Hauer SSP2

• Today (2025): 38,350 people
• By 2030: 38,259 · -0.2%
• By 2040: 37,487 · -2.3%
• By 2050: 36,219 · -5.6%
• By 2075: 32,400 · -15.5%
• By 2100: 27,201 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 45% Black 39% Hispanic / Latino 15% Two or more races 7%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 3% Arabic 1%

Political lean MEDSL · Newberry

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.6% · Other 1.2%
• 2008→2024 swing: -16.8pp toward R · 2008: -17.6pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+24.1 2016: R+22.6 2012: R+14.3 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.09%
• Current HPI: 132.8873
• Rent YoY: —
• Metro: Newberry, 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

-0.1% since first listed

31 events — show timeline

• 2026-02-17 Pending — Consolidated MLS
• 2026-01-08 Price Changed $99,900 Consolidated MLS
• 2025-11-14 Listed $110,000 Consolidated MLS
• 2025-10-14 Price Changed $124,900 Consolidated MLS
• 2025-09-30 Price Changed $129,900 Consolidated MLS
• 2025-09-03 Price Changed $134,900 Consolidated MLS
• 2025-08-07 Price Changed $139,900 Consolidated MLS
• 2025-06-27 Listed $149,900 Consolidated MLS
• 2025-04-24 Listing Removed — Greater Greenville MLS
• 2025-04-07 Price Changed $96,300 Greater Greenville MLS
• 2025-03-21 Price Changed $96,800 Greater Greenville MLS
• 2025-03-21 Relisted — Greater Greenville MLS
• 2025-01-29 Pending — Greater Greenville MLS
• 2025-01-27 Listing Removed — Greater Greenville MLS
• 2024-12-30 Price Changed $97,300 Greater Greenville MLS
• 2024-12-11 Price Changed $97,800 Greater Greenville MLS
• 2024-11-14 Price Changed $98,300 Greater Greenville MLS
• 2024-11-07 Price Changed $98,800 Greater Greenville MLS
• 2024-10-22 Price Changed $99,300 Greater Greenville MLS
• 2024-09-30 Price Changed $99,800 Greater Greenville MLS
• 2024-09-11 Price Changed $101,900 Greater Greenville MLS
• 2024-09-11 Relisted — Greater Greenville MLS
• 2024-09-03 Pending — Greater Greenville MLS
• 2024-08-12 Price Changed $116,500 Greater Greenville MLS
• 2024-08-04 Relisted — Greater Greenville MLS
• 2024-06-21 Pending — Greater Greenville MLS
• 2024-06-12 Price Changed $129,700 Greater Greenville MLS
• 2024-05-23 Price Changed $142,500 Greater Greenville MLS
• 2024-05-03 Price Changed $166,300 Greater Greenville MLS
• 2024-04-17 Listed $184,000 Greater Greenville MLS
• 2006-05-17 Sold (Public Records) $100,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $5,217 · +11.4% YoY. Source: county tax records.