715 Main Street St S · Abbeville, SC 29620

$173,500

3 bd · 2.0 ba · 959 sqft · SingleFamily public records · 14 Days on market

Built 1930 0.35 ac lot Est $149k · 17% over

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome home to this charming 3-bedroom, 2-bathroom home where the front porch invites you to slow down and enjoy the outdoors. The renovated open-concept kitchen is the heart of the home — spacious, bright, and ready for making memories. The primary suite is a retreat in the making, complete with a walk-in closet and a beautifully updated walk-in shower. A second renovated bathroom with an adjacent laundry room keeps daily life simple and functional. This home is move-in ready and waiting for its next chapter.

Key facts

• Renovated bathroom
• Open-concept kitchen
• Walk-in closet

Tags

• FRONT PORCH
• OPEN-CONCEPT KITCHEN
• WALK-IN CLOSET
• UPDATED WALK-IN SHOWER
• RENOVATED BATHROOM
• ADJACENT LAUNDRY ROOM

Property features AI

Exterior

• Utilities: Sewer connected
• Home design: Single-family detached residence; Residential property
• Construction: Vinyl siding
• Exterior features: Cleared lot; Level lot

Interior

• Kitchen: Microwave; Electric water heater
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central electric air conditioning
• Interior features: Eat-in kitchen; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (28.2% below list).
• Recommended offer: $124k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.5% in Abbeville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $19k of equity ($1k loan paydown + $17k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $174k implies a 768% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 (28.2% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $148,645
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Secession Ave	0.22mi	2/1.0 (-1)	900 (-6%)	11mo	$10,000	$11	62
206 Henry M Turner St	0.42mi	2/1.0 (-1)	986 (+3%)	7mo	$121,000	$123	61
707 Brooks	0.37mi	2/1.0 (-1)	985 (+3%)	11mo	$154,000	$156	60
1206 Secession Ave	0.66mi	3/1.0	1,000 (+4%)	6mo	$20,000	$20	53
216 Vienna St	0.59mi	2/1.0 (-1)	955 (-0%)	19mo	$189,100	$198	47
100 Langley St	0.34mi	2/1.5 (-1)	1,060 (+10%)	16mo	$169,900	$160	46
108 Cambridge Drive Dr	0.69mi	2/1.0 (-1)	1,000 (+4%)	21mo	$154,000	$154	34
120 Calhoun St	0.47mi	2/2.0 (-1)	1,100 (+15%)	24mo	$170,000	$155	29

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: 21.9%
• Equity multiple: 2.77×
• Total profit: $85,901
• Equity at exit: $156,303

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $259,634
• Equity at exit: $337,072

Cash invested: $48,580 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$910
• Tax from tax record: −$136 /mo · $1,630/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-134

Break-even live

Break-even rent $1,415

Max offer price $149,755

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-85	+0% $-134	+5% $-184	+10% $-233
Rent	-10% $-233	-5% $-184	+0% $-134	+5% $-85	+10% $-36
Rate	-1.0pp $-47	-0.5pp $-90	base $-134	+0.5pp $-179	+1.0pp $-225

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: $43,375
• Closing costs: $5,205
• 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	1.21mi

Listing history 10 events

1. 2026-06-22
   days on market $173,500 Active 14 DOM
2. 2026-06-18
   days on market $173,500 Active 11 DOM
3. 2026-06-17
   days on market $173,500 Active 10 DOM
4. 2026-06-16
   days on market $173,500 Active 9 DOM
5. 2026-06-15
   days on market $173,500 Active 8 DOM
6. 2026-06-13
   days on market $173,500 Active 6 DOM
7. 2026-06-10
   days on market $173,500 Active 3 DOM
8. 2026-06-09
   days on market $173,500 Active 2 DOM
9. 2026-06-07
   remarks 516-char remark
10. 2026-06-07
    listed $173,500 Active 1 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: $1,630 · $136/mo
• Projected year-2 tax: $1,630 · $136/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 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: −$9,719
• − Property taxes: −$1,630
• − Insurance: −$868
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$5,047
• Taxable loss: −$4,714
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $-482/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

+1635.0% since first listed

3 events — show timeline

• 2026-06-07 Listed $173,500 GAOR
• 2024-12-13 Sold (Public Records) $20,000 Public Records
• 2013-12-04 Sold (Public Records) $10,000 Public Records

Property tax history

+17.5%/yr

Latest (2025): $1,630 · +301.0% YoY. Source: county tax records.