1982 Wayside Dr · Edisto, SC 29115

$125,000

3 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 21 Days on market

Built 1971 0.74 ac lot

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Why this score? — see what drove the C 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Set on a generous lot just outside the city limits, this single-story home offers over 1,700 square feet of comfortable living and the kind of elbow room that's hard to find. Step inside to an easy-flowing layout with durable laminate flooring throughout and a fireplace anchoring the main living area. The kitchen features painted cabinetry and a dedicated dining area, and the private primary suite provides a quiet retreat at the end of the day. Two additional bedrooms add flexibility for guests, a home office, or hobbies. Outside, sip morning coffee on the covered front porch and unwind on the screened back porch overlooking an expansive 0.74-acre yard — plenty of space to garden, ent

Key facts

• Covered front porch
• Screened back porch
• Expansive yard

Tags

• COVERED FRONT PORCH
• SCREENED BACK PORCH
• EXPANSIVE YARD
• BEASON HILLS COMMUNITY

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Vinyl exterior; Crawlspace foundation
• Exterior features: Covered front porch; Screened back porch; Paved road access

Interior

• Kitchen: Painted cabinets; Free‑standing range
• Bedrooms: Main-level primary bedroom with private bath
• Flooring: Carpet in formal living room; Laminate flooring in formal dining area
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Window cooling units
• Interior features: Ceiling fan in the living room; One fireplace; Painted kitchen cabinets
• Laundry & utility: Electric laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#270 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: schools C-, amenities F, commute F.
• Market conditions: 226 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $125k implies a 987% 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; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $345,464
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Sunnyvale Ct	0.63mi	3/2.0	1,598 (-8%)	2mo	$318,500	$199	56

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-5,601
• Equity at exit: $18,638

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $14,050
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $230

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $316	-5% $273	+0% $230	+5% $187	+10% $143
Rent	-10% $120	-5% $175	+0% $230	+5% $284	+10% $339
Rate	-1.0pp $293	-0.5pp $262	base $230	+0.5pp $197	+1.0pp $164

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $125,000 Active 21 DOM
2. 2026-06-18
   days on market $125,000 Active 20 DOM
3. 2026-06-17
   days on market $125,000 Active 19 DOM
4. 2026-06-16
   days on market $125,000 Active 18 DOM
5. 2026-06-15
   days on market $125,000 Active 17 DOM
6. 2026-06-14
   days on market $125,000 Active 15 DOM
7. 2026-06-12
   days on market $125,000 Active 14 DOM
8. 2026-06-09
   days on market $125,000 Active 11 DOM
9. 2026-06-08
   days on market $125,000 Active 10 DOM
10. 2026-06-07
    days on market $125,000 Active 9 DOM
11. 2026-06-07
    days on market $125,000 Active 8 DOM
12. 2026-06-04
    days on market $125,000 Active 5 DOM
13. 2026-06-02
    days on market $125,000 Active 4 DOM
14. 2026-06-01
    days on market $125,000 Active 3 DOM
15. 2026-05-31
    days on market $125,000 Active 2 DOM
16. 2026-05-29
    listed $125,000 Active
17. 2007-12-20
    soldstatus $11,500

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 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: $16,612
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$3,636
• Taxable income: $816
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $2,561/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 — Edisto

• Score: 57/100
• State rank: #270
• US rank: #21693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+987.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $125,000 Consolidated MLS
• 2007-12-20 Sold (Public Records) $11,500 Public Records

Property tax history

+5.7%/yr

Latest (2024): $185 · +65.4% YoY. Source: county tax records.