215 Mill St · St. Matthews, SC 29135

$170,000

3 bd · 1.5 ba · 1,500 sqft · Other · 215 Days on market

Built 1967 0.40 ac lot

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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
• ARV discount +7.5/15.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Excellent Value! Make your family's memories in this tidy, renovated home in charming St. Matthews! Beautiful oak floors. New dishwasher, new hot water heater, recently renovated full bath, and more! Also excellent potential for rental income. See it today or you may be too late!

Key facts

• New water heater
• Oak hardwood floors
• Brand-new dishwasher

Tags

• OAK HARDWOOD FLOORS
• RENOVATED FULL BATHROOM
• BRAND-NEW DISHWASHER
• NEW WATER HEATER
• STRONG RENTAL POTENTIAL

Property features AI

Exterior

• Parking: Attached side-entry garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Paved road frontage

Interior

• Kitchen: Hardwood floor in the kitchen; Dishwasher; Microwave (above stove); Gas range
• Bedrooms: Master bedroom on the main level with private closet, ceiling fan, shared tub/shower, hardwood floors; Second bedroom on the main level with private closet, ceiling fan, shared tub/shower, hardwood floors; Third bedroom on the main level with private closet, ceiling fan, shared tub/shower, hardwood floors
• Flooring: Hardwood floors in bedrooms, living room, formal dining, and kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace in the living room; Ceiling fans throughout main living areas
• Laundry & utility: Washer and dryer hookups on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (25.0% below list).
• Recommended offer: $128k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: St. Matthews K-8 School (math 14% / reading 22%, grade F, #508 of 597 statewide, top 86%, 553 students, 100% FRL); Calhoun County High (math 27% / reading 82%, grade C-, #130 of 196 statewide, top 69%, 423 students, 99% FRL) — zoned schools average 100% FRL vs 78% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 48 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; list at $170k implies a 95% gain — meaningful room to come down on a strong offer.

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 $127,500 (25.0% 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 215 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 1967 — 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. 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?
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: 0.75% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 11.1

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: 21.9%
• Equity multiple: 2.77×
• Total profit: $84,236
• Equity at exit: $153,149

10-year hold

• IRR: 19.7%
• Equity multiple: 6.35×
• Total profit: $254,619
• Equity at exit: $330,273

Cash invested: $47,600 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$176 /mo · $2,112/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-131

Break-even live

Break-even rent $1,441

Max offer price $146,847

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-83	+0% $-131	+5% $-179	+10% $-227
Rent	-10% $-232	-5% $-181	+0% $-131	+5% $-81	+10% $-30
Rate	-1.0pp $-45	-0.5pp $-88	base $-131	+0.5pp $-175	+1.0pp $-220

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Taylor St Saint Matthews, SC	4.0	1.5	1300	$1,275	$0.98	4d	1	1.06mi

Listing history 24 events

1. 2026-06-18
   days on market $170,000 Active 215 DOM
2. 2026-06-17
   days on market $170,000 Active 214 DOM
3. 2026-06-16
   days on market $170,000 Active 213 DOM
4. 2026-06-15
   days on market $170,000 Active 212 DOM
5. 2026-06-14
   days on market $170,000 Active 210 DOM
6. 2026-06-13
   days on market $170,000 Active 209 DOM
7. 2026-06-10
   days on market $170,000 Active 207 DOM
8. 2026-06-09
   days on market $170,000 Active 206 DOM
9. 2026-06-08
   days on market $170,000 Active 205 DOM
10. 2026-06-07
    days on market $170,000 Active 204 DOM
11. 2026-06-05
    days on market $170,000 Active 201 DOM
12. 2026-06-03
    days on market $170,000 Active 200 DOM
13. 2026-06-03
    days on market $170,000 Active 199 DOM
14. 2026-06-01
    days on market $170,000 Active 198 DOM
15. 2026-05-31
    days on market $170,000 Active 197 DOM
16. 2026-05-22
    historical Active - Contingent
17. 2026-04-23
    status Active
18. 2026-04-19
    status Pending
19. 2026-02-05
    price $170,000
20. 2026-02-05
    price $170,000
21. 2025-11-11
    listed $190,000 Active
22. 2025-11-11
    listed $190,000 Active
23. 2019-08-08
    soldstatus $87,000 280-char remark

    Show marketing remark (280 chars)

    Excellent Value! Make your family's memories in this tidy, renovated home in charming St. Matthews! Beautiful oak floors. New dishwasher, new hot water heater, recently renovated full bath, and more! Also excellent potential for rental income. See it today or you may be too late!

24. 2018-06-21
    listed $92,000 280-char remark

    Show marketing remark (280 chars)

    Excellent Value! Make your family's memories in this tidy, renovated home in charming St. Matthews! Beautiful oak floors. New dishwasher, new hot water heater, recently renovated full bath, and more! Also excellent potential for rental income. See it today or you may be too late!

ⓘ 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: $2,112 · $176/mo
• Projected year-2 tax: $2,112 · $176/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 6/10 Major 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: $15,300
• − Mortgage interest: −$9,523
• − Property taxes: −$2,112
• − Insurance: −$850
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$4,945
• Taxable loss: −$4,578
• Est. tax savings @ 24.0%: +$1,099
• After-tax cash flow: $-474/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

+84.8% since first listed

9 events — show timeline

• 2026-05-22 Contingent — Consolidated MLS
• 2026-04-23 Relisted — Consolidated MLS
• 2026-04-19 Pending — Consolidated MLS
• 2026-02-05 Price Changed $170,000 Consolidated MLS
• 2026-02-05 Price Changed $170,000 Charleston Trident MLS
• 2025-11-11 Listed $190,000 Consolidated MLS
• 2025-11-11 Listed $190,000 Charleston Trident MLS
• 2019-08-08 Sold (MLS) $87,000 SBOR
• 2018-06-21 Listed $92,000 SBOR

Property tax history

+15.4%/yr

Latest (2025): $2,112 · +2.4% YoY. Source: county tax records.