307 Mill St · Abbeville, SC 29620

$179,950

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 276 Days on market

Built 1914 1.00 ac lot Est $188k · at est.

---

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
• ARV discount +9.5/15.0
• Cash flow +9.0/30.0
• 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 +1.9/10.0

Listing remarks MLS

This is a newly updated home from head to toe! This is a great opportunity to own a home with charm from 1914 but with all the benefits and modern upgrades. The rooms are bright and very spacious. The kitchen will wow the chef in your family with a new duel-fuel gas top/ electric convection oven, granite counter tops and plenty of room to move about. 3 bedrooms, one full bath with new subway tiles and tankless hot water heater. Great neighborhood, very quiet street with added around the clock security from the mill across the street. There's a rocking chair front porch for enjoying cool evenings relaxing as your kids play hop-scotch on the sidewalk that will take you back to a time when things were simpler. New deck on the back, new roof, new HVAC/ ductwork, new wiring, new plumbing, and fresh cement on skirting around entire home, this is truly a show place and in a convenient location, close to town and the grocery store. Lake Russell, Lake Secession and Lake Greenwood are all less than 30 miles away.

Key facts

• Duel-fuel gas top
• Granite counter tops
• New subway tiles

Tags

• DUEL-FUEL GAS TOP
• ELECTRIC CONVECTION OVEN
• GRANITE COUNTER TOPS
• NEW SUBWAY TILES
• TANKLESS HOT WATER HEATER
• ROCKING CHAIR FRONT PORCH

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story home; Entry on main level
• Construction: Built over 50 years ago; Asbestos and shingle siding; Architectural shingle roof; Crawlspace foundation
• Exterior features: City lot; Level lot; Not in a subdivision

Interior

• Kitchen: Convection oven; Granite counters
• Bedrooms: Three main-level bedrooms
• Flooring: Luxury vinyl plank
• Bathrooms: One full main-level bathroom
• Heating & cooling: Natural gas heating; Central electric air conditioning
• Interior features: Ceiling fans; Granite counters; Smooth ceilings
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (30.8% below list).
• Recommended offer: $124k (30.8% 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 $19k of equity ($1k loan paydown + $18k 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 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $180k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 (30.8% 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 276 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1914 — 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: 0.69% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $188,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Hunter St	0.25mi	3/2.0	1,243 (+2%)	2mo	$205,000	$165	80
103 Hunter St	0.29mi	3/2.0	1,192 (-3%)	6mo	$210,000	$176	73
109 George St	0.46mi	3/2.0	1,234 (+1%)	1mo	$189,900	$154	72
502 Marshall Ave	0.37mi	3/1.5	1,161 (-5%)	2mo	$195,000	$168	70
105 Hunter St	0.30mi	3/2.0	1,279 (+4%)	6mo	$205,000	$160	70
404 Marshall Ave	0.39mi	3/2.0	1,260 (+3%)	5mo	$240,000	$190	69
111 Wingfield St	0.30mi	3/2.0	1,293 (+6%)	6mo	$180,000	$139	68
1008 Main Street St S	0.16mi	2/1.0 (-1)	1,150 (-6%)	13mo	$133,000	$116	67
104 Wingfield St	0.29mi	3/2.0	1,263 (+3%)	14mo	$175,000	$139	66
102 Langely St	0.35mi	2/1.5 (-1)	1,194 (-2%)	11mo	$178,000	$149	63
123 Moore St	0.51mi	2/2.0 (-1)	1,192 (-3%)	2mo	$150,000	$126	62
109 Wingfield St	0.31mi	3/2.0	1,293 (+6%)	15mo	$198,900	$154	59

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: $88,959
• Equity at exit: $162,113

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $268,934
• Equity at exit: $349,603

Cash invested: $50,386 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$106 /mo · $1,273/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-141

Break-even live

Break-even rent $1,424

Max offer price $155,010

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-90	+0% $-141	+5% $-192	+10% $-243
Rent	-10% $-240	-5% $-190	+0% $-141	+5% $-92	+10% $-43
Rate	-1.0pp $-51	-0.5pp $-95	base $-141	+0.5pp $-188	+1.0pp $-235

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: $44,988
• Closing costs: $5,398
• 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	1.34mi

Listing history 27 events

1. 2026-06-22
   days on market $179,950 Active 276 DOM
2. 2026-06-18
   days on market $179,950 Active 273 DOM
3. 2026-06-17
   days on market $179,950 Active 272 DOM
4. 2026-06-16
   days on market $179,950 Active 271 DOM
5. 2026-06-15
   days on market $179,950 Active 270 DOM
6. 2026-06-13
   days on market $179,950 Active 268 DOM
7. 2026-06-10
   days on market $179,950 Active 265 DOM
8. 2026-06-09
   days on market $179,950 Active 264 DOM
9. 2026-06-08
   days on market $179,950 Active 263 DOM
10. 2026-06-07
    days on market $179,950 Active 262 DOM
11. 2026-06-03
    days on market $179,950 Active 258 DOM
12. 2026-06-03
    days on market $179,950 Active 257 DOM
13. 2026-06-01
    days on market $179,950 Active 256 DOM
14. 2026-05-31
    days on market $179,950 Active 255 DOM
15. 2026-05-05
    price $179,950

    Show marketing remark (1019 chars)

    This is a newly updated home from head to toe! This is a great opportunity to own a home with charm from 1914 but with all the benefits and modern upgrades. The rooms are bright and very spacious. The kitchen will wow the chef in your family with a new duel-fuel gas top/ electric convection oven, granite counter tops and plenty of room to move about. 3 bedrooms, one full bath with new subway tiles and tankless hot water heater. Great neighborhood, very quiet street with added around the clock security from the mill across the street. There's a rocking chair front porch for enjoying cool evenings relaxing as your kids play hop-scotch on the sidewalk that will take you back to a time when things were simpler. New deck on the back, new roof, new HVAC/ ductwork, new wiring, new plumbing, and fresh cement on skirting around entire home, this is truly a show place and in a convenient location, close to town and the grocery store. Lake Russell, Lake Secession and Lake Greenwood are all less than 30 miles away.

16. 2026-05-05
    price $179,950 1019-char remark

    Show marketing remark (1019 chars)

    This is a newly updated home from head to toe! This is a great opportunity to own a home with charm from 1914 but with all the benefits and modern upgrades. The rooms are bright and very spacious. The kitchen will wow the chef in your family with a new duel-fuel gas top/ electric convection oven, granite counter tops and plenty of room to move about. 3 bedrooms, one full bath with new subway tiles and tankless hot water heater. Great neighborhood, very quiet street with added around the clock security from the mill across the street. There's a rocking chair front porch for enjoying cool evenings relaxing as your kids play hop-scotch on the sidewalk that will take you back to a time when things were simpler. New deck on the back, new roof, new HVAC/ ductwork, new wiring, new plumbing, and fresh cement on skirting around entire home, this is truly a show place and in a convenient location, close to town and the grocery store. Lake Russell, Lake Secession and Lake Greenwood are all less than 30 miles away.

17. 2026-04-20
    price $184,950 1019-char remark

    Show marketing remark (1019 chars)

    This is a newly updated home from head to toe! This is a great opportunity to own a home with charm from 1914 but with all the benefits and modern upgrades. The rooms are bright and very spacious. The kitchen will wow the chef in your family with a new duel-fuel gas top/ electric convection oven, granite counter tops and plenty of room to move about. 3 bedrooms, one full bath with new subway tiles and tankless hot water heater. Great neighborhood, very quiet street with added around the clock security from the mill across the street. There's a rocking chair front porch for enjoying cool evenings relaxing as your kids play hop-scotch on the sidewalk that will take you back to a time when things were simpler. New deck on the back, new roof, new HVAC/ ductwork, new wiring, new plumbing, and fresh cement on skirting around entire home, this is truly a show place and in a convenient location, close to town and the grocery store. Lake Russell, Lake Secession and Lake Greenwood are all less than 30 miles away.

18. 2026-04-20
    price $184,950

    Show marketing remark (1019 chars)

    This is a newly updated home from head to toe! This is a great opportunity to own a home with charm from 1914 but with all the benefits and modern upgrades. The rooms are bright and very spacious. The kitchen will wow the chef in your family with a new duel-fuel gas top/ electric convection oven, granite counter tops and plenty of room to move about. 3 bedrooms, one full bath with new subway tiles and tankless hot water heater. Great neighborhood, very quiet street with added around the clock security from the mill across the street. There's a rocking chair front porch for enjoying cool evenings relaxing as your kids play hop-scotch on the sidewalk that will take you back to a time when things were simpler. New deck on the back, new roof, new HVAC/ ductwork, new wiring, new plumbing, and fresh cement on skirting around entire home, this is truly a show place and in a convenient location, close to town and the grocery store. Lake Russell, Lake Secession and Lake Greenwood are all less than 30 miles away.

19. 2026-01-19
    price $189,950 1019-char remark

    Show marketing remark (1019 chars)

    This is a newly updated home from head to toe! This is a great opportunity to own a home with charm from 1914 but with all the benefits and modern upgrades. The rooms are bright and very spacious. The kitchen will wow the chef in your family with a new duel-fuel gas top/ electric convection oven, granite counter tops and plenty of room to move about. 3 bedrooms, one full bath with new subway tiles and tankless hot water heater. Great neighborhood, very quiet street with added around the clock security from the mill across the street. There's a rocking chair front porch for enjoying cool evenings relaxing as your kids play hop-scotch on the sidewalk that will take you back to a time when things were simpler. New deck on the back, new roof, new HVAC/ ductwork, new wiring, new plumbing, and fresh cement on skirting around entire home, this is truly a show place and in a convenient location, close to town and the grocery store. Lake Russell, Lake Secession and Lake Greenwood are all less than 30 miles away.

20. 2026-01-19
    price $189,950

    Show marketing remark (1019 chars)

    This is a newly updated home from head to toe! This is a great opportunity to own a home with charm from 1914 but with all the benefits and modern upgrades. The rooms are bright and very spacious. The kitchen will wow the chef in your family with a new duel-fuel gas top/ electric convection oven, granite counter tops and plenty of room to move about. 3 bedrooms, one full bath with new subway tiles and tankless hot water heater. Great neighborhood, very quiet street with added around the clock security from the mill across the street. There's a rocking chair front porch for enjoying cool evenings relaxing as your kids play hop-scotch on the sidewalk that will take you back to a time when things were simpler. New deck on the back, new roof, new HVAC/ ductwork, new wiring, new plumbing, and fresh cement on skirting around entire home, this is truly a show place and in a convenient location, close to town and the grocery store. Lake Russell, Lake Secession and Lake Greenwood are all less than 30 miles away.

21. 2025-09-18
    listed $195,000 Active
22. 2025-09-15
    listed $195,000 Active 1019-char remark

    Show marketing remark (1019 chars)

    This is a newly updated home from head to toe! This is a great opportunity to own a home with charm from 1914 but with all the benefits and modern upgrades. The rooms are bright and very spacious. The kitchen will wow the chef in your family with a new duel-fuel gas top/ electric convection oven, granite counter tops and plenty of room to move about. 3 bedrooms, one full bath with new subway tiles and tankless hot water heater. Great neighborhood, very quiet street with added around the clock security from the mill across the street. There's a rocking chair front porch for enjoying cool evenings relaxing as your kids play hop-scotch on the sidewalk that will take you back to a time when things were simpler. New deck on the back, new roof, new HVAC/ ductwork, new wiring, new plumbing, and fresh cement on skirting around entire home, this is truly a show place and in a convenient location, close to town and the grocery store. Lake Russell, Lake Secession and Lake Greenwood are all less than 30 miles away.

23. 2024-09-10
    soldstatus $33,775
24. 2024-09-04
    soldstatus $33,477 Sold In-House 225-char remark

    Show marketing remark (225 chars)

    This charming older home is nestled in a serene area that has tons of potential. This home needs a complete update. Please us caution when entering the home. It is sold as is and it will not qualify for traditional financing.

25. 2024-07-03
    price $43,900 225-char remark

    Show marketing remark (225 chars)

    This charming older home is nestled in a serene area that has tons of potential. This home needs a complete update. Please us caution when entering the home. It is sold as is and it will not qualify for traditional financing.

26. 2024-06-12
    listed $48,000 Active 225-char remark

    Show marketing remark (225 chars)

    This charming older home is nestled in a serene area that has tons of potential. This home needs a complete update. Please us caution when entering the home. It is sold as is and it will not qualify for traditional financing.

27. 2019-09-20
    soldstatus $14,700

ⓘ 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: $1,273 · $106/mo
• Projected year-2 tax: $1,273 · $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 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: −$10,080
• − Property taxes: −$1,273
• − Insurance: −$900
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$5,235
• Taxable loss: −$4,938
• Est. tax savings @ 24.0%: +$1,185
• After-tax cash flow: $-509/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

+1124.1% since first listed

13 events — show timeline

• 2026-05-05 Price Changed $179,950 WUMLS
• 2026-05-05 Price Changed $179,950 GAOR
• 2026-04-20 Price Changed $184,950 GAOR
• 2026-04-20 Price Changed $184,950 WUMLS
• 2026-01-19 Price Changed $189,950 GAOR
• 2026-01-19 Price Changed $189,950 WUMLS
• 2025-09-18 Listed $195,000 WUMLS
• 2025-09-15 Listed $195,000 GAOR
• 2024-09-10 Sold (Public Records) $33,775 Public Records
• 2024-09-04 Sold (MLS) $33,477 SPMLS
• 2024-07-03 Price Changed $43,900 SPMLS
• 2024-06-12 Listed $48,000 SPMLS
• 2019-09-20 Sold (Public Records) $14,700 Public Records

Property tax history

+17.0%/yr

Latest (2025): $1,273 · +61.6% YoY. Source: county tax records.