42 Sugar Hill Dr · Elliott, SC 29010-0000

$45,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily · 15 Days on market

Built 1975 Poor condition 0.69 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.3/10.0
• Condition / age +1.0/5.0

Listing remarks

Investor opportunity on a nearly three quarter acre lot with an all brick structure ready for renovation. This 3 bedroom, 1 bath home offers approximately 1,000 square feet and a solid footprint for a potential flip, rental, or value add project. The large lot provides additional space for expansion, outdoor improvements, or long term hold potential. Located in Bishopville with convenient access to local amenities, this property presents a chance to create value through renovation and repositioning. Property is being sold as is. No utilities are active. Use caution and best judgment when entering, as there are areas of the flooring that are damaged or missing. Disclaimer: CMLS has not revi

Key facts

• Large lot
• All brick structure
• 0.69 acre lot

Tags

• NEARLY THREE QUARTER ACRE LOT
• ALL BRICK STRUCTURE
• LARGE LOT

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Septic sewer; Water: Other (see remarks)
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Partial chain link fencing; Paved road access

Interior

• Kitchen: Eat-in kitchen with painted cabinets and Formica countertops; Engineered hardwood flooring in the kitchen
• Bedrooms: Master bedroom on the main level with private closet and shared tub/shower bath; Bedroom 2 on the main level with private closet and shared tub/shower bath; Bedroom 3 on the main level with private closet and shared tub/shower bath
• Flooring: Engineered hardwood floors
• Bathrooms: One full bathroom (main level) — tub/shower
• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: Engineered hardwood floors throughout main living areas; Paneling in the living room; Mud room (heated space)
• Laundry & utility: Main-level laundry in heated mud room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lee 01 (rural): math 10% / reading 23% proficiency, ranked #78 of 80 in SC (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $1k appreciation (3.0% local appreciation)).
• Lee County population projected at -33% 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $44,325 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.44% ✓
• Cap rate: 21.13%
• Cash-on-cash: 52.99%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 58.1%
• Equity multiple: 4.24×
• Total profit: $40,874
• Equity at exit: $20,234

10-year hold

• IRR: 57.6%
• Equity multiple: 8.61×
• Total profit: $95,873
• Equity at exit: $31,183

Cash invested: $12,600 (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 29010-0000

• Active inventory: 5
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $556

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 44%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-08
   status Pending
2. 2026-04-23
   listed $45,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,175
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$1,309
• Taxable income: $6,337
• Est. tax owed @ 24.0%: −$1,521
• After-tax cash flow: $5,156/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.

Condition & rehab AI · 11 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation, including repairs to the roof, exterior walls, flooring, and interior walls, as well as cleaning and organizing the bathrooms. The home is in poor condition and would benefit from a thorough renovation to increase its resale or rental value.

Repairs flagged

• Major roof — Significant damage visible
• Major exterior walls — Peeling paint and exposed brick
• Major flooring — Damaged and missing in several areas
• Major interior walls — Bare and show signs of neglect
• Major bathrooms — Cluttered and in disrepair
• Major HVAC and other systems — Non-functional

Value-add opportunities

• Resale Paint exterior walls — Fresh paint can improve curb appeal
• Resale Replace flooring — New flooring can enhance the home's appearance
• Rental Clean and organize bathrooms — A clean and organized bathroom is essential for rental properties

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage visible	Major	$15,000–50,000
exterior walls · Peeling paint and exposed brick	Major	$15,000–50,000
flooring · Damaged and missing in several areas	Major	$15,000–50,000
interior walls · Bare and show signs of neglect	Major	$15,000–50,000
bathrooms · Cluttered and in disrepair	Major	$15,000–50,000
HVAC and other systems · Non-functional	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Paint exterior walls — Fresh paint can improve curb appeal ↑
• Resale Replace flooring — New flooring can enhance the home's appearance ↑
• Rental Clean and organize bathrooms — A clean and organized bathroom is essential for rental properties ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lee 01
• NCES district ID: 4502670
• Math proficiency: 10% ▼ -8.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $28,700
• Composite: 12.93/100
• National rank: #9583
• State rank: #78 of 80 in SC

Livability — Elliott

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Elliott, SC

Population outlook (Lee County) Hauer SSP2

• Today (2025): 15,822 people
• By 2030: 14,703 · -7.1%
• By 2040: 12,434 · -21.4%
• By 2050: 10,603 · -33.0%
• By 2075: 8,103 · -48.8%
• By 2100: 6,932 · -56.2%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

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

2 events — show timeline

• 2026-05-08 Pending — Consolidated MLS
• 2026-04-23 Listed $45,000 Consolidated MLS