2081 Great North Rd · Great Falls, SC 29180-6099

$275,000

3 bd · 3.0 ba · 1,742 sqft · SingleFamily public records · 55 Days on market

Built 2001 0.77 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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Luxury Live Auction! Bidding to start from $275,000! Looking for your slice of heaven on Lake Wateree? This 3-bedroom, 3-bath home offers the perfect blend of peaceful lakeside living and modern convenience, ideal as a full-time residence, weekend retreat, or private getaway. Nestled on just over three-quarters of an acre, the property features two docks, scenic lake views, abundant natural wildlife, and is located just 20 minutes from shopping, dining, and other everyday amenities. With just over 1,700 square feet, the home boasts a spacious kitchen designed for the home chef and an open-concept layout that seamlessly connects the oversized dining and living areas. Expansive windows showca

Key facts

• Detached carport
• Lake views
• Two docks

Tags

• LAKE VIEWS
• TWO DOCKS
• ABUNDANT NATURAL WILDLIFE
• BACK DECK
• DETACHED CARPORT
• WRAPAROUND CIRCULAR DRIVEWAY

Property features AI

Exterior

• Parking: Gravel road access
• Utilities: Public water and well; Public sewer
• Home design: Single-story home; Located on Lake Wateree frontage
• Construction: Crawlspace foundation
• Exterior features: Deck; Dock with lake access; Screened back porch; Workshop; Vinyl exterior

Interior

• Kitchen: Wood (natural) cabinets; Eat-in kitchen with island and prep sink; Tile countertops; Tile flooring in kitchen; Compactor, dishwasher, freezer, icemaker, refrigerator, and vented stove exhaust; Gas range
• Bedrooms: Master bedroom on main level with private bath, walk-in closet and balcony/deck; Two additional main-level bedrooms with closets and ceiling fans
• Flooring: Laminate flooring in bedrooms and living areas; Tile floor in kitchen
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: French doors in the living area; Ceiling fans throughout; Workshop space; Utility/laundry room on main level
• Laundry & utility: Washer/dryer area in utility room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.9% in Great Falls — 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 59/100 on livability (#244 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: amenities F, commute F, employment F.
• Fairfield 01 (rural): math 26% / reading 38% proficiency, ranked #53 of 80 in SC (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fairfield Elementary (math 16% / reading 17%, grade F, #535 of 597 statewide, top 90%, 463 students, 100% FRL); Fairfield Central High (math 37% / reading 77%, grade C, #120 of 196 statewide, top 64%, 662 students, 100% FRL) — zoned schools average 100% FRL vs 80% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 91 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Fairfield County population projected at -32% 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 $77k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $125k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 51% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.09% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $553,956
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1879 Wateree Rd	0.51mi	3/2.0	2,000 (+15%)	9mo	$635,000	$318	40

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: 14.8%
• Equity multiple: 1.85×
• Total profit: $65,175
• Equity at exit: $123,652

10-year hold

• IRR: 16.6%
• Equity multiple: 3.43×
• Total profit: $187,216
• Equity at exit: $190,562

Cash invested: $77,000 (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 29180-6099

• Active inventory: 1
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$244 /mo · $2,929/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $503

Break-even live

Break-even rent $2,364

Max offer price $275,000

Occupancy floor 78%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
681 Shangri La Dr Winnsboro, SC	4.0	3.0	2000	$3,000	$1.50	1d	1	1.07mi

Listing history 18 events

1. 2026-05-11
   status Pending
2. 2026-04-20
   price $275,000
3. 2026-03-17
   listed $400,000 Active
4. 2026-01-09
   listed $400,000 Active
5. 2025-10-25
   historical
6. 2025-10-17
   price $599,000
7. 2025-05-05
   listed $650,000 Active
8. 2023-09-05
   soldstatus $430,000
9. 2023-08-01
   status Pending
10. 2023-07-17
    historical Active - Contingent
11. 2023-04-15
    price $439,000
12. 2023-04-13
    listed $463,000 Active
13. 2023-03-16
    price $439,000
14. 2023-01-19
    listed $463,000 Active
15. 2018-05-10
    soldstatus $237,000
16. 2016-03-29
    soldstatus $209,000
17. 2015-06-03
    price $215,000
18. 2015-04-20
    price $229,000

ⓘ 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: $2,929 · $244/mo
• Projected year-2 tax: $2,929 · $244/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$15,404
• − Property taxes: −$2,929
• − Insurance: −$2,172
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$8,000
• Taxable income: $1,735
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $5,617/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: Fairfield 01
• NCES district ID: 4502100
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 38% ▲ 4.00%
• Median HH income: $34,836
• Composite: 26.37/100
• National rank: #7232
• State rank: #53 of 80 in SC

Livability — Great Falls

• Score: 59/100
• State rank: #244
• US rank: #20086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+20.1% since first listed

18 events — show timeline

• 2026-05-11 Pending — Consolidated MLS
• 2026-04-20 Price Changed $275,000 Consolidated MLS
• 2026-03-17 Listed $400,000 Consolidated MLS
• 2026-01-09 Listed $400,000 Consolidated MLS
• 2025-10-25 Delisted — Consolidated MLS
• 2025-10-17 Price Changed $599,000 Consolidated MLS
• 2025-05-05 Listed $650,000 Consolidated MLS
• 2023-09-05 Sold (Public Records) $430,000 Public Records
• 2023-08-01 Pending — Consolidated MLS
• 2023-07-17 Contingent — Consolidated MLS
• 2023-04-15 Price Changed $439,000 CANOPYMLS as Distributed by MLS Grid
• 2023-04-13 Listed $463,000 CANOPYMLS as Distributed by MLS Grid
• 2023-03-16 Price Changed $439,000 Consolidated MLS
• 2023-01-19 Listed $463,000 Consolidated MLS
• 2018-05-10 Sold (Public Records) $237,000 Public Records
• 2016-03-29 Sold (Public Records) $209,000 Public Records
• 2015-06-03 Price Changed $215,000 Consolidated MLS
• 2015-04-20 Price Changed $229,000 Consolidated MLS

Property tax history

+4.6%/yr

Latest (2025): $2,929 · +7.1% YoY. Source: county tax records.