607 E Hampton · Olanta, SC 29114

$99,500

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 21 Days on market

Built 1969 0.48 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Appreciation +5.7/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Charming opportunity in the heart of Olanta! Located at 607 E Hampton St, this home offers small-town living with plenty of potential. Whether you’re looking for a starter home, investment property, or a place to make your own, you’ll appreciate the convenient location and cozy feel. Don’t miss your chance to own a piece of Olanta! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 0.48 acre lot
• Built 1969
• Listed 21 days

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick exterior above foundation; Slab foundation
• Exterior features: Shed on property; Paved road access

Interior

• Kitchen: Eat-in kitchen; Formica countertops; Painted cabinets; Luxury vinyl plank flooring; Free-standing range
• Bedrooms: Master bedroom on main level with private closet and luxury vinyl plank flooring; Second bedroom on main level with private closet and luxury vinyl plank flooring
• Flooring: Luxury vinyl plank flooring in bedrooms, living areas, and kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Window air conditioning units; Heating: Other (see remarks)
• Interior features: Ceiling fans throughout; Attic access; Free-standing range; Electric water heater
• Laundry & utility: Electric laundry hookups on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (12.3% below list).
• Recommended offer: $87k (12.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#68 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Florence 03 (town): math 16% / reading 27% proficiency, ranked #67 of 80 in SC (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($688 loan paydown + $1k appreciation (1.5% local appreciation)).
• At projected returns (1.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,245 (12.3% below list)

Questions for the listing agent

1. Built in 1969 — 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. 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?
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: 0.88% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.37×
• Total profit: $10,347
• Equity at exit: $36,551

10-year hold

• IRR: 10.8%
• Equity multiple: 2.38×
• Total profit: $38,425
• Equity at exit: $50,638

Cash invested: $27,860 (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 29114

• Home prices YoY: 0.8%
• Active inventory: 8
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $872 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $96

Break-even live

Break-even rent $751

Max offer price $99,500

Occupancy floor 84%

Sensitivity live

Price	-10% $152	-5% $124	+0% $96	+5% $68	+10% $39
Rent	-10% $27	-5% $61	+0% $96	+5% $130	+10% $165
Rate	-1.0pp $146	-0.5pp $121	base $96	+0.5pp $70	+1.0pp $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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   status Pending
2. 2026-04-20
   listed $99,500 Active

ⓘ 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: $362 · $30/mo
• Projected year-2 tax: $567 · $47/mo
• Expected delta: +$205/yr (+$17/mo · 56.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,469
• − Mortgage interest: −$5,574
• − Property taxes: −$362
• − Insurance: −$498
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$2,895
• Taxable loss: −$533
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,278/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: Florence 03
• NCES district ID: 4502190
• Math proficiency: 16% ▼ -8.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $33,207
• Composite: 17.51/100
• National rank: #9053
• State rank: #67 of 80 in SC

Livability — Olanta

• Score: 69/100
• State rank: #68
• US rank: #8319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olanta, SC
• Population (ZIP): 1,815

Population outlook (Florence County) Hauer SSP2

• Today (2025): 141,714 people
• By 2030: 142,121 · +0.3%
• By 2040: 141,344 · -0.3%
• By 2050: 139,478 · -1.6%
• By 2075: 132,275 · -6.7%
• By 2100: 118,374 · -16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 35% Hispanic / Latino 1%
• Common ancestry: Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Florence

• 2024 margin: Lean R (+8.0) · D 45.3% · R 53.3% · Other 1.3%
• 2008→2024 swing: -4.8pp toward R · 2008: -3.2pp · 2024: -8.0pp
• All cycles: 2024: R+8.0 2020: R+2.3 2016: R+5.0 2012: R+0.5 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.49%
• Current HPI: 191.9563
• 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

• 2026-05-12 Pending — Consolidated MLS
• 2026-04-20 Listed $99,500 Consolidated MLS

Property tax history

-5.7%/yr

Latest (2025): $362 · +29.6% YoY. Source: county tax records.