RACHEL Plan · Santee, SC 29142

$223,435

3 bd · 2.5 ba · 1,360 sqft · SingleFamily · 961 Days on market

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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).

• Cash flow +12.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Garage
• Listed 960 days

Property features AI

Finance

• Other: Address: 176 William Clark Blvd, Santee SC 29142; Last modified: 2026-05-24
• Financial info: List price $223,435

Exterior

• Parking: Detached or attached garage space for 1 car (1 total parking)
• Home design: New construction plan; Single-level entry (plan)
• Exterior features: Living area of 1360

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan named RACHEL; Active listing

🏗️ New construction. The $223,435 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $247,520.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $-16 ($-192/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (4.0% below list).
• Recommended offer: $197k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#202 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Market conditions: 154 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.5% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 961 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Recommended offer $196,622 (12.0% 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 961 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 D-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. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $247,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
748 Striped Bass Ct	0.17mi	3/2.5	1,360 (0%)	5mo	$265,900	$196	88
904 Bream Cir	0.16mi	3/2.5	1,360 (0%)	8mo	$281,000	$207	86
612 Perch Ln	0.13mi	3/2.5	1,517 (+12%)	3mo	$283,900	$187	73
624 Perch Ln	0.15mi	4/2.0 (+1)	1,482 (+9%)	1mo	$262,900	$177	71
701 Striped Bass Ct	0.07mi	3/2.0	1,183 (-13%)	4mo	$249,900	$211	69
677 Perch Ln	0.09mi	3/2.5	1,517 (+12%)	10mo	$269,850	$178	68
657 Perch Ln	0.06mi	4/2.0 (+1)	1,482 (+9%)	10mo	$264,850	$179	67
681 Perch Ln	0.10mi	4/2.0 (+1)	1,482 (+9%)	9mo	$252,900	$171	66
908 Bream Cir	0.16mi	4/2.0 (+1)	1,482 (+9%)	8mo	$262,325	$177	64
625 Perch Ln	0.08mi	3/2.0	1,183 (-13%)	10mo	$242,850	$205	64
740 Striped Bass Ct	0.15mi	4/2.0 (+1)	1,482 (+9%)	9mo	$269,850	$182	64
5 John Fothergill Cir	0.48mi	2/2.0 (-1)	1,405 (+3%)	10mo	$214,500	$153	57

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

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.51×
• Total profit: $35,090
• Equity at exit: $117,954

10-year hold

• IRR: 10.9%
• Equity multiple: 2.71×
• Total profit: $118,826
• Equity at exit: $187,136

Cash invested: $69,306 (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 29142

• Home prices YoY: 1.8%
• Active inventory: 154
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,145 medium
• Mortgage (P&I): −$1,298
• Tax est. 1.5%: −$309 /mo · $3,713/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-16

Break-even live

Break-even rent $2,165

Max offer price $245,206

Occupancy floor 96%

Sensitivity live

Price	-10% $155	-5% $70	+0% $-16	+5% $-102	+10% $-187
Rent	-10% $-185	-5% $-101	+0% $-16	+5% $69	+10% $153
Rate	-1.0pp $109	-0.5pp $47	base $-16	+0.5pp $-80	+1.0pp $-145

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: $61,880
• Closing costs: $7,426
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Striped Bass Ct Santee, SC	3.0	2.0	1183	$2,000	$1.69	24d	1	0.20mi
208 Trillium Ct Santee, SC	3.0	3.0	1500	$2,100	$1.40	24d	1	1.08mi
127 Ballard Ln Santee, SC	2.0	2.0	1300	$2,999	$2.31	24d	1	1.20mi

Listing history 16 events

1. 2026-06-19
   days on market $223,435 Active 961 DOM
2. 2026-06-18
   days on market $223,435 Active 960 DOM
3. 2026-06-17
   days on market $223,435 Active 959 DOM
4. 2026-06-16
   days on market $223,435 Active 958 DOM
5. 2026-06-15
   days on market $223,435 Active 957 DOM
6. 2026-06-14
   days on market $223,435 Active 955 DOM
7. 2026-06-12
   days on market $223,435 Active 954 DOM
8. 2026-06-09
   days on market $223,435 Active 951 DOM
9. 2026-06-08
   days on market $223,435 Active 950 DOM
10. 2026-06-07
    days on market $223,435 Active 949 DOM
11. 2026-06-07
    days on market $223,435 Active 948 DOM
12. 2026-06-04
    days on market $223,435 Active 945 DOM
13. 2026-06-02
    days on market $223,435 Active 944 DOM
14. 2026-06-01
    days on market $223,435 Active 943 DOM
15. 2026-05-31
    days on market $223,435 Active 942 DOM
16. 2026-05-31
    days on market $223,435 Active 941 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,740
• − Mortgage interest: −$13,865
• − Property taxes: −$3,713
• − Insurance: −$1,238
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$7,201
• Taxable loss: −$4,394
• Est. tax savings @ 24.0%: +$1,055
• After-tax cash flow: $863/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 — Santee

• Score: 61/100
• State rank: #202
• US rank: #17354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santee, SC
• Population (ZIP): 4,658

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 31% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

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: ▲ 3.47%
• Current HPI: 193.5623
• 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