207 Ellis Ave · Abbeville, SC 29620

$165,000

2 bd · 2.0 ba · 1,474 sqft · SingleFamily public records · 136 Days on market

Built 1950 0.57 ac lot Est $202k · 18% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks

Charming farmhouse offering 2 bedrooms and 2 bathrooms, plus an additional flex room ideal for a home office or third bedroom. This inviting home features wood floors, natural gas, and three mini-split systems providing efficient heating and cooling. Situated on a beautifully fenced . 57-acre double lot, the property includes multiple outbuildings, chicken coop, and a walk-out unfinished basement with approximately 900 sq. ft. of storage, with the remainder being crawl space. The oversized lot is a gardener’s dream, boasting mature pecan, fig, peach, and cherry trees, cold-hardy pomegranate trees, perennial herbs, St. Augustine Tuf grass, mulberries, lemongrass borders, hibiscus, azal

Key facts

• 0.57 acre lot
• Garage
• Pool

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Detached carport (1 car); Gravel driveway
• Utilities: Public water; Electric water heater; Public sewer; Private garbage pickup
• Home design: Single-story with basement (1 + basement); Residential property (lead-based paint discovery required); Approximate age: 50+ years
• Construction: Hardboard siding exterior finish; Composition shingle roof; Basement foundation; Basement storage space
• Exterior features: Above-ground pool; Front porch; Sloped gently lot with some trees; Outbuilding storage

Interior

• Kitchen: Electric oven; Kitchen approx. 11 x 19
• Bedrooms: Three bedrooms on the main level; Primary bedroom on main level (approx. 16 x 14); Second bedroom approx. 16 x 18
• Flooring: Hardwood floors; Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Natural gas heating; Multi-unit heating system; Electric cooling; Multi-unit cooling system
• Interior features: Other/see remarks interior features; Two fireplaces; Office/study
• Laundry & utility: First-floor laundry with walk-in area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (24.5% below list).
• Recommended offer: $124k (24.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#111 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Abbeville 60 (rural): math 50% / reading 49% proficiency, ranked #15 of 80 in SC (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Long Cane Primary (335 students, 100% FRL); Wright Middle (math 37% / reading 39%, grade F, #86 of 229 statewide, top 39%, 346 students, 100% FRL); Abbeville High (math 77% / reading 77%, grade A-, #28 of 196 statewide, top 16%, 473 students, 74% FRL) — zoned schools average 91% FRL vs 57% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Abbeville County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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 136 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 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 $40k; list at $165k implies a 312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $124,500 (24.5% 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 136 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $201,938
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Church St	0.16mi	3/2.5 (+1)	1,655 (+12%)	7mo	$190,500	$115	60
1005 N Main St	0.49mi	3/1.0 (+1)	1,500 (+2%)	9mo	$205,000	$137	57
107 Lee St	0.51mi	3/2.0 (+1)	1,500 (+2%)	13mo	$242,900	$162	57
1003 N Main St	0.48mi	2/1.0	1,504 (+2%)	20mo	$215,000	$143	54
1200 N Main St	0.67mi	2/1.5	1,497 (+2%)	20mo	$193,000	$129	48
101 Pineview St	0.68mi	2/1.0	1,333 (-10%)	13mo	$175,000	$131	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 21.4%
• Equity multiple: 2.73×
• Total profit: $79,900
• Equity at exit: $148,645

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $243,180
• Equity at exit: $320,559

Cash invested: $46,200 (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 29620

• Home prices YoY: 15.0%
• Active inventory: 110
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-157

Break-even live

Break-even rent $1,443

Max offer price $142,321

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-100	+0% $-157	+5% $-214	+10% $-271
Rent	-10% $-255	-5% $-206	+0% $-157	+5% $-108	+10% $-58
Rate	-1.0pp $-74	-0.5pp $-115	base $-157	+0.5pp $-199	+1.0pp $-243

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Cherokee St Abbeville, SC	2.0	1.0	1100	$1,245	$1.13	13d	1	0.41mi

Listing history 19 events

1. 2026-06-09
   days on market $165,000 Active 136 DOM
2. 2026-06-08
   days on market $165,000 Active 135 DOM
3. 2026-06-07
   days on market $165,000 Active 134 DOM
4. 2026-06-03
   days on market $165,000 Active 130 DOM
5. 2026-06-03
   days on market $165,000 Active 129 DOM
6. 2026-06-01
   days on market $165,000 Active 128 DOM
7. 2026-05-31
   days on market $165,000 Active 127 DOM
8. 2026-04-24
   price $165,000
9. 2026-03-31
   price $167,000
10. 2026-01-24
    listed $169,000 Active
11. 2024-11-05
    historical
12. 2024-09-13
    listed $165,000 Active
13. 2022-07-24
    historical
14. 2022-07-17
    price $125,000
15. 2022-06-22
    listed $135,000 Active
16. 2020-02-25
    soldstatus $40,000
17. 2016-08-10
    soldstatus $20,000
18. 2016-08-09
    soldstatus $20,000
19. 2015-12-11
    listed $29,900

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,940
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$4,800
• Taxable loss: −$4,793
• Est. tax savings @ 24.0%: +$1,150
• After-tax cash flow: $-730/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: Abbeville 60
• NCES district ID: 4500690
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $34,522
• Composite: 40.9/100
• National rank: #3618
• State rank: #15 of 80 in SC

Livability — Abbeville

• Score: 66/100
• State rank: #111
• US rank: #11534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, SC
• Population (ZIP): 12,116

Population outlook (Abbeville County) Hauer SSP2

• Today (2025): 24,141 people
• By 2030: 23,446 · -2.9%
• By 2040: 21,768 · -9.8%
• By 2050: 20,098 · -16.7%
• By 2075: 16,518 · -31.6%
• By 2100: 13,125 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Abbeville

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -15.2pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+33.1 2016: R+28.3 2012: R+13.4 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.52%
• Current HPI: 379.552
• 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

+451.8% since first listed

12 events — show timeline

• 2026-04-24 Price Changed $165,000 Greater Greenville MLS
• 2026-03-31 Price Changed $167,000 Greater Greenville MLS
• 2026-01-24 Listed $169,000 Greater Greenville MLS
• 2024-11-05 Listing Removed — Greater Greenville MLS
• 2024-09-13 Listed $165,000 Greater Greenville MLS
• 2022-07-24 Listing Removed — WUMLS
• 2022-07-17 Price Changed $125,000 WUMLS
• 2022-06-22 Listed $135,000 WUMLS
• 2020-02-25 Sold (Public Records) $40,000 Public Records
• 2016-08-10 Sold (Public Records) $20,000 Public Records
• 2016-08-09 Sold (MLS) $20,000 GAOR
• 2015-12-11 Listed $29,900 GAOR

Property tax history

+3.1%/yr

Latest (2025): $144 · +1.4% YoY. Source: county tax records.