834 Peasley St · Orangeburg, SC 29115

$65,000

4 bd · 1.5 ba · 1,134 sqft · SingleFamily public records · 142 Days on market

Built 1940 9,583 sqft lot Est $96k · 33% under ↓ 7% since listing

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Why this score? — see what drove the B+ 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
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional value-add opportunity featuring two single-family homes on one lot, qualifying as a duplex and delivering rare flexibility and upside. The primary residence is in fair condition with approachable handyman improvements, making it ideal for immediate use while building sweat equity. The second home requires substantial renovation to become livable, offering a blank-canvas project with major upside for those ready to transform potential into profit. Perfect for investors, multi-generational living, or owner-occupants seeking dual dwellings, strong appreciation potential, and multiple exit strategies from one smart purchase.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1940

Tags

• TWO SINGLE-FAMILY HOMES
• QUALIFYING AS A DUPLEX
• STRONG APPRECIATION POTENTIAL
• MULTIPLE EXIT STRATEGIES

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Water available; Sewer available; Electricity available; Cable available
• Home design: One-level duplex (residential income property); Corner lot; Paved road access
• Construction: Wood siding construction; Composition roof; Pillar/Post/Pier foundation; Built as a duplex (residential income)
• Exterior features: Front porch

Interior

• Kitchen: No appliances listed
• Bedrooms: Total of 8 rooms (includes bedrooms and living areas)
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: See remarks; Visitable (accessibility feature)
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 4.2% in Orangeburg — 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 54/100 on livability (#324 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety B; Watch: housing C-, schools F, crime F.
• Market conditions: 226 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 12.85%
• Cash-on-cash: 23.41%
• DSCR: 2.04
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $96,390
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
784 Autumn St	0.49mi	3/2.0 (-1)	1,143 (+1%)	14mo	$71,000	$62	57
1090 College Ave	0.54mi	3/1.0 (-1)	1,128 (-0%)	13mo	$80,000	$71	57
1555 Park St	0.50mi	3/1.0 (-1)	1,112 (-2%)	16mo	$119,000	$107	53
571 Sunnyside St	0.49mi	3/1.0 (-1)	1,053 (-7%)	17mo	$89,500	$85	44
1150 Fairfield St	0.54mi	3/1.0 (-1)	1,025 (-10%)	10mo	$168,000	$164	43
1139 Eutaw St	0.48mi	3/2.0 (-1)	1,296 (+14%)	5mo	$114,000	$88	42
284 Fairey St	0.69mi	3/1.0 (-1)	1,028 (-9%)	18mo	$78,500	$76	30

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: 16.5%
• Equity multiple: 1.67×
• Total profit: $12,117
• Equity at exit: $9,692

10-year hold

• IRR: 25.1%
• Equity multiple: 3.19×
• Total profit: $39,802
• Equity at exit: $5,620

Cash invested: $18,200 (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 29115

• Home prices YoY: -27.3%
• Active inventory: 226
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $355

Break-even live

Break-even rent $600

Max offer price $65,000

Occupancy floor 61%

Sensitivity live

Price	-10% $392	-5% $374	+0% $355	+5% $337	+10% $318
Rent	-10% $272	-5% $314	+0% $355	+5% $397	+10% $438
Rate	-1.0pp $388	-0.5pp $372	base $355	+0.5pp $338	+1.0pp $321

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
996 Chester St Orangeburg, SC	3.0	1.5	1170	$1,050	$0.90	4d	1	1.45mi

Listing history 24 events

1. 2026-06-19
   days on market $65,000 Active 142 DOM
2. 2026-06-18
   days on market $65,000 Active 141 DOM
3. 2026-06-17
   days on market $65,000 Active 140 DOM
4. 2026-06-16
   days on market $65,000 Active 139 DOM
5. 2026-06-15
   days on market $65,000 Active 138 DOM
6. 2026-06-14
   days on market $65,000 Active 136 DOM
7. 2026-06-12
   days on market $65,000 Active 135 DOM
8. 2026-06-09
   days on market $65,000 Active 132 DOM
9. 2026-06-08
   days on market $65,000 Active 131 DOM
10. 2026-06-07
    days on market $65,000 Active 130 DOM
11. 2026-06-07
    days on market $65,000 Active 129 DOM
12. 2026-06-04
    days on market $65,000 Active 126 DOM
13. 2026-06-02
    days on market $65,000 Active 125 DOM
14. 2026-06-01
    days on market $65,000 Active 124 DOM
15. 2026-05-31
    days on market $65,000 Active 123 DOM
16. 2026-05-31
    days on market $65,000 Active 122 DOM
17. 2026-04-30
    price $65,000
18. 2026-01-28
    listed $75,000 Active
19. 2024-04-06
    price $65,000
20. 2024-03-07
    listed $75,000 Active
21. 2023-11-14
    status Pending
22. 2023-10-16
    status Active
23. 2023-10-01
    status Pending
24. 2023-09-01
    listed $70,000 Active

ⓘ 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: $1,277 · $106/mo
• Projected year-2 tax: $1,277 · $106/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 7/10 Severe 7 d/yr ≥108°F today · 17 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: $12,600
• − Mortgage interest: −$3,641
• − Property taxes: −$1,277
• − Insurance: −$325
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$1,891
• Taxable income: $3,450
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $3,433/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)

No district data.

Livability — Orangeburg

• Score: 54/100
• State rank: #324
• US rank: #23942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orangeburg, SC
• City population: 15,135
• Population (ZIP): 27,179

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 20% Hispanic / Latino 2% Two or more races 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.65%
• Current HPI: 150.823
• 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

-7.1% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $65,000 AMLS
• 2026-01-28 Listed $75,000 AMLS
• 2024-04-06 Price Changed $65,000 AMLS
• 2024-03-07 Listed $75,000 AMLS
• 2023-11-14 Pending — Consolidated MLS
• 2023-10-16 Relisted — Consolidated MLS
• 2023-10-01 Pending — Consolidated MLS
• 2023-09-01 Listed $70,000 Consolidated MLS

Property tax history

+29.1%/yr

Latest (2024): $1,277 · -1.6% YoY. Source: county tax records.