70 Holly St · Great Falls, SC 29055

$89,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 298 Days on market

Built 1940 Fair condition 8,058 sqft lot $77/sqft · 35% below area Est $138k · 35% under

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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 +6.3/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

RECENTLY REMODELED BATHROOM GREAT INVESTMENT PROPERTY

Key facts

• 8,058 sq ft lot
• Built 1940
• Listed 297 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 7.0% in Great Falls — 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 59/100 on livability (#244 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: amenities F, commute F, employment F.
• Chester 01 (rural): math 23% / reading 34% proficiency, ranked #59 of 80 in SC (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Great Falls Elementary (math 32% / reading 32%, grade F, #369 of 597 statewide, top 64%, 348 students, 100% FRL); Great Falls High (math 21% / reading 40%, grade F, #189 of 196 statewide, top 97%, 386 students, 78% FRL) — zoned schools average 89% FRL vs 64% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 54 active listings in the ZIP; lower-income renter base — watch delinquency; 269 units permitted in Chester County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $2k appreciation (2.6% local appreciation)).
• Chester County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 44% 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — 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. 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. 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: 1.74% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.71%
• DSCR: 2.46
• GRM: 4.8

CMA / ARV

• ARV (median comp): $137,761
• List price: $89,000
• Delta: -35.40%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Holly St	0.03mi	2/1.0 (-1)	1,152 (0%)	10mo	$70,000	$61	86
38 Holly St	0.23mi	3/1.0	1,224 (+6%)	12mo	$60,000	$49	68
36 Holly St	0.25mi	2/1.5 (-1)	1,288 (+12%)	0mo	$120,000	$93	62
10 Wilson Ave	0.67mi	2/1.0 (-1)	1,130 (-2%)	1mo	$40,000	$35	60
99 Locust St	0.29mi	3/2.0	1,211 (+5%)	20mo	$195,000	$161	57
45 Oak St	0.18mi	3/1.0	1,318 (+14%)	14mo	$185,000	$140	56
3 Underwood Ave	0.54mi	2/1.0 (-1)	1,320 (+15%)	6mo	$181,000	$137	41

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

Projected returns pro-forma

2.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 3.09×
• Total profit: $52,050
• Equity at exit: $37,982

10-year hold

• IRR: 38.2%
• Equity multiple: 6.10×
• Total profit: $127,071
• Equity at exit: $56,997

Cash invested: $24,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 4 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $65,000 ($55/sqft)
• Median days on market: 244 d
• This list price: 80% of active listings are priced below it
• ARV vs active asking: +116.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29055

• Home prices YoY: 1.1%
• Active inventory: 54
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $679

Break-even live

Break-even rent $691

Max offer price $89,000

Occupancy floor 51%

Sensitivity live

Price	-10% $730	-5% $704	+0% $679	+5% $654	+10% $629
Rent	-10% $557	-5% $618	+0% $679	+5% $741	+10% $802
Rate	-1.0pp $724	-0.5pp $702	base $679	+0.5pp $656	+1.0pp $633

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: $22,250
• Closing costs: $2,670
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City waterPublic sewerCable availableElectricity connected
• Home design: Single-family residence (residential)One level
• Construction: Site-built constructionAluminum exteriorCrawl space foundationBuilt as a one-story home
• Exterior features: Dirt and paved road accessPublicly maintained road

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: 3 rooms totalNo appliances included
• Laundry & utility: Laundry area located in the kitchen

Listing history 50 events

1. 2026-08-30
   days on market $89,000 Active 298 DOM
2. 2026-08-29
   days on market $89,000 Active 297 DOM
3. 2026-08-28
   days on market $89,000 Active 296 DOM
4. 2026-08-27
   days on market $89,000 Active 295 DOM
5. 2026-08-26
   days on market $89,000 Active 294 DOM
6. 2026-08-25
   days on market $89,000 Active 293 DOM
7. 2026-08-24
   days on market $89,000 Active 292 DOM
8. 2026-08-23
   days on market $89,000 Active 291 DOM
9. 2026-08-22
   days on market $89,000 Active 290 DOM
10. 2026-08-21
    days on market $89,000 Active 289 DOM
11. 2026-08-20
    days on market $89,000 Active 288 DOM
12. 2026-08-19
    days on market $89,000 Active 287 DOM
13. 2026-08-18
    days on market $89,000 Active 286 DOM
14. 2026-08-17
    days on market $89,000 Active 285 DOM
15. 2026-08-16
    days on market $89,000 Active 284 DOM
16. 2026-08-15
    days on market $89,000 Active 283 DOM
17. 2026-08-14
    days on market $89,000 Active 282 DOM
18. 2026-08-13
    days on market $89,000 Active 281 DOM
19. 2026-08-12
    days on market $89,000 Active 280 DOM
20. 2026-08-11
    days on market $89,000 Active 279 DOM
21. 2026-08-10
    days on market $89,000 Active 278 DOM
22. 2026-08-09
    days on market $89,000 Active 277 DOM
23. 2026-08-08
    days on market $89,000 Active 276 DOM
24. 2026-08-06
    days on market $89,000 Active 274 DOM
25. 2026-08-05
    days on market $89,000 Active 273 DOM
26. 2026-08-04
    days on market $89,000 Active 272 DOM
27. 2026-08-03
    days on market $89,000 Active 271 DOM
28. 2026-07-31
    days on market $89,000 Active 268 DOM
29. 2026-07-30
    days on market $89,000 Active 266 DOM
30. 2026-07-28
    days on market $89,000 Active 265 DOM
31. 2026-07-26
    days on market $89,000 Active 263 DOM
32. 2026-07-24
    days on market $89,000 Active 261 DOM
33. 2026-07-23
    days on market $89,000 Active 260 DOM
34. 2026-07-22
    days on market $89,000 Active 259 DOM
35. 2026-07-21
    days on market $89,000 Active 258 DOM
36. 2026-07-20
    days on market $89,000 Active 257 DOM
37. 2026-07-18
    days on market $89,000 Active 255 DOM
38. 2026-07-18
    days on market $89,000 Active 254 DOM
39. 2026-07-16
    days on market $89,000 Active 253 DOM
40. 2026-07-15
    days on market $89,000 Active 252 DOM
41. 2026-07-14
    days on market $89,000 Active 251 DOM
42. 2026-07-13
    days on market $89,000 Active 250 DOM
43. 2026-07-13
    days on market $89,000 Active 249 DOM
44. 2026-07-11
    days on market $89,000 Active 248 DOM
45. 2026-07-10
    days on market $89,000 Active 247 DOM
46. 2026-07-09
    days on market $89,000 Active 246 DOM
47. 2026-07-07
    days on market $89,000 Active 244 DOM
48. 2026-07-06
    days on market $89,000 Active 243 DOM
49. 2026-07-05
    days on market $89,000 Active 242 DOM
50. 2026-07-03
    days on market $89,000 Active 240 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: $508 · $42/mo
• Projected year-2 tax: $508 · $42/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 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% 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: $18,613
• − Mortgage interest: −$4,985
• − Property taxes: −$508
• − Insurance: −$445
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$2,589
• Taxable income: $7,108
• Est. tax owed @ 24.0%: −$1,706
• After-tax cash flow: $6,445/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $28,800–$51,840 screening

This property requires significant repairs and maintenance, including a major roof replacement and exterior siding repair, to improve its condition and value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.

Repairs flagged

• Major roof — Significant damage visible in satellite image
• Major exterior siding — Weathered and peeling paint
• Major landscaping — General lack of landscaping and overgrown vegetation

Value-add opportunities

• Both repair roof — Critical to safety and appearance ↑
• Both repair exterior siding — Improves appearance and structural integrity ↑
• Both landscaping — Enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Great Falls Elementary F SC #369/597 Nat'l #24,950/41,679 High Great Falls High F SC #189/196 Nat'l #10,882/17,239

Schools (NCES district)

• District: Chester 01
• NCES district ID: 4501530
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 34% ▬ 0.00%
• Median HH income: $34,041
• Composite: 23.39/100
• National rank: #7902
• State rank: #59 of 80 in SC

D Composite livability gradescore 59/100

Livability — Great Falls

• Score: 59/100
• State rank: #244
• US rank: #20086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Great Falls, SC
• County: Chester · 30,121 people
• City population: 3,858
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 3,858
• Household income: $43,631
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 2% of renters

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Population outlook (Chester County) Hauer SSP2

• Today (2025): 30,121 people
• By 2030: 28,700 · -4.7%
• By 2040: 25,784 · -14.4%
• By 2050: 23,001 · -23.6%
• By 2075: 17,770 · -41.0%
• By 2100: 13,584 · -54.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Black 37% Two or more races 12% Hispanic / Latino 3%
• Common ancestry: Italian 1% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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Political lean MEDSL · Chester

• 2024 margin: R (+17.2) · D 40.8% · R 58.0% · Other 1.1%
• 2008→2024 swing: -25.5pp toward R · 2008: 8.3pp · 2024: -17.2pp
• All cycles: 2024: R+17.2 2020: R+10.9 2016: R+4.8 2012: D+10.5 2008: D+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.59%
• Current HPI: 247.4479
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City waterPublic sewerCable availableElectricity connected
• Home design: Single-family residence (residential)One level
• Construction: Site-built constructionAluminum exteriorCrawl space foundationBuilt as a one-story home
• Exterior features: Dirt and paved road accessPublicly maintained road

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: 3 rooms totalNo appliances included
• Laundry & utility: Laundry area located in the kitchen

Price history

-91.1% since first listed

3 events — show timeline

• 2025-11-06 Listed $89,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-04 Coming Soon $89,000 CANOPYMLS as Distributed by MLS Grid
• 1985-02-13 Sold (Public Records) $1,000,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $508 · +4.9% YoY. Source: county tax records.