Off-Market Investor Opportunity

5267 Pleasant Plains Rd

Kershaw, SC 29067

IN-HOUSE DEAL Brought to you by the WYNF Acquisitions Team at Vice Capital

3 Bed 1 Bath 1,099 Sq Ft Built 1962 0.28 Acre Single-Family · One Story

Investor Snapshot

The numbers at a glance

3-bedroom / 1-bath, 1,099 sqft single-family home with heavy rehab needs. Estimated ARV support is $200,000–$220,000, with a most-likely repair estimate of $65,000 and a public repair range of $58,000–$75,000.

Cash Price $75,000 Cash / hard money / private money

Estimated ARV $200,000–$220,000 Buyer to independently verify

Estimated ROI 33.3%–65.4% Uses ARV, asking price, and estimated repairs only; excludes financing, holding, closing, commissions, resale, and other costs

Earnest Money $5,000 Minimum · non-refundable if accepted

Estimated Inspection Report

Preliminary condition and cost breakdown

Vice Capital's preliminary observations and estimates are provided to help investors begin their evaluation.

Debris / demo / cleanout — $3,000. Observed required. Interior contents/debris removal, selective demolition, and jobsite cleanup.
Ceiling / drywall / carpentry — $6,000. Observed required. Missing ceiling finish in one room, patching, trim/carpentry repair, and localized wall/ceiling restoration.
Interior paint / wall finish — $4,000. Observed required. Broad finish refresh; paneling may be painted/treated rather than automatically removed.
Flooring / base — $5,000. Observed required. Replace/repair worn floor finishes with investor-grade material.
Kitchen — $10,000. Observed required. Small full refresh/replacement as needed: cabinets, counters, sink, fixtures, and appliance allowance; reuse only if condition justifies.
Bathroom — $6,000. Observed required. Full investor-grade bath refresh; preserve tub only if serviceable and refinishing is practical.
HVAC / comfort system — $7,500. Probable. Public data reports heating: none; exterior photos did not show a condenser. Allowance for a code-compliant central or mini-split solution.
Windows / exterior doors — $4,500. Observed / probable. Multiple older windows; selective-to-broad replacement/repair plus exterior-door allowance.
Electrical / lighting / devices — $2,500. Probable. Fixture/device modernization and limited corrections; no full rewire assumed.
Exterior siding / trim / porch / paint — $4,500. Observed required. Repair deteriorated trim/siding areas, prep/paint/porch touch-up; asbestos removal not assumed.
Landscaping / final clean — $1,500. Observed required. Yard cleanup, trim, and final presentation.
Contingency — $10,000. Ordinary heavy-rehab uncertainty; approximately 18% of pre-contingency scope and not a substitute for stacked unknown system replacements.
Public repair range — $58,000–$75,000. Low case assumes more cabinet/paneling/window preservation and limited corrective work beyond visible scope. High case allows broader finish/window/carpentry work and ordinary rehab surprises, but still excludes unsupported full roof, foundation, whole-house replumb, or whole-house rewire assumptions.
Unverified risk: Roof age, leaks, decking, and remaining service life.
Unverified risk: Crawlspace/foundation, joists/subfloor, and moisture/termite condition.
Unverified risk: Concealed supply/drain plumbing and sewer/septic status as applicable.
Unverified risk: Water-heater age/function and full electrical-panel/circuit condition.
Unverified risk: Whether exterior siding or associated components contain asbestos-containing material; the public-data asbestos exterior feature was not field-verified.

Estimated Total: $65,000 Most-Likely (Public Repair Range: $58,000–$75,000)

ESTIMATE DISCLAIMER: All inspection observations, repair items, costs, totals, and renovation figures shown are preliminary estimates for general informational purposes only. They are not a professional inspection, contractor bid, warranty, or guarantee of the property’s condition or actual renovation cost. Every investor must conduct their own inspections, obtain independent contractor estimates, verify all information, and complete their own due diligence before purchasing.

Property Photos

Walk the property virtually

Review the supplied property-condition photos directly in the embedded Google Drive gallery.

5267 Pleasant Plains Rd — Photo Gallery Click a photo to enlarge or open it in Google Drive

Photos not displaying? Open the full property photo folder here.

Property Overview

Details and condition

Property Specifications

Beds / Baths3 / 1 submitted
Living Area1,099 sqft
Year Built1962
Lot0.28 acres
Property TypeSingle-family, one story
Occupancy at ClosingVacant
Contract HolderHBI Home Solutions, LLC
ClosingOn or before September 18, 2026
Showing / AccessInstructions to confirm

Known Condition

Heavy rehab condition. The submitted description says the property needs a full rehab; photographs support heavy rehab but do not establish a structural or full-gut requirement.
Worn exterior finish and trim, older windows, dated paneling and interior finishes, dated kitchen and bathroom, a missing ceiling-finish section in one room, and broad cleanup/repair needs were observed.
Public property data reports no heating system, and no exterior condenser was evident in the supplied exterior photos; the actual HVAC/heat configuration remains to be confirmed.
Roof age/remaining life, crawlspace/foundation condition, concealed plumbing, water-heater function, and full electrical condition were not verified from the supplied media.
Public property data reports an asbestos exterior feature; this was not field-verified and the supplied estimate does not assume abatement unless disturbance or removal is required.

Offered AS-IS. Exact scope and finish level are subject to buyer due diligence. No structural engineering conclusion is made from photographs.

Comparable Properties

Nearby market support

Comparable information is provided for reference only. Buyers should confirm sale status, property condition, adjustments, and valuation independently.

Comparable

203 Blackmon St

$220,000

Sale date: 04/09/2026 · 3/1 · 1,008 sqft · Built 1964 · $218/sqft

Best renovation comp. Reported as gutted/remodeled; very close age, bed/bath count, and size.

Comparable

156 Blackmon Cir

$215,000

Sale date: 06/18/2026 · 3/2 · 1,238 sqft · $174/sqft

Supportive sale, but larger with a second bath; the supplied analysis describes some updates.

Comparable

855 Monarch Pl

$195,000

Sale date: 04/10/2026 · 3/1 · 1,057 sqft · Built 1963 · 2 acres · $184/sqft

Excellent age/size/bed-bath match; lot is larger than the subject and the listing presentation was maintained rather than documented as a fresh flip.

Comparable

305 E Marion St

$195,000

Sale date: 08/26/2025 · 3/1 · 1,363 sqft · Built 1941 · $143/sqft

Older/larger in-town secondary comp; described as well-maintained and more supportive of the lower end of the ARV range.

Market Context

6518 Old Lancaster Hwy

$219,500

08/2026 context · 3/2 · 1,065 sqft · Built 2000 · $206/sqft

All-brick, newer home with new windows, flooring, and kitchen; superior to the subject after ordinary renovation assumptions and used as market context only.

Potential Strategies

Multiple investment exits

Potential Exit Strategies

Renovation and resale strategy consistent with the supplied flip analysis and the selected renovated comparables; buyer must independently verify scope, costs, value, and resale assumptions.

Closing Requirements

Closing on or before September 18, 2026.
Property offered AS-IS; exact scope and finish level are subject to buyer due diligence.
Buyer pays all closing costs, short prorations/taxes, and a transaction coordination fee; the coordination-fee amount was not supplied.
Funding: cash, hard money, or private money; quick close requested.
Earnest Money Deposit: $5,000 minimum, non-refundable if accepted.
Vacant at closing. Showing/access instructions remain to be confirmed.
Any transaction is subject to a fully executed assignment agreement and confirmation of acceptable funds and closing ability.

Highest and best offer wins. We do not conduct bidding wars. Offers may be submitted at any time while the property remains available.

PRIVATE NETWORK ONLY / NO DAISY CHAIN. Agents and wholesalers may bring a qualified cash buyer, market only within a private network, and add their fee on top of the buyer offer. The final buyer must complete independent due diligence.

Contact Dispositions

Ready to discuss the opportunity?

Contact Ethan, the WYNF Dispositions Manager, for property access, deal questions, and next steps.

Call Ethan: 786-420-3803 Text Ethan

Important Disclosures

HBI Home Solutions, LLC holds contractual purchase rights in the property and is offering its contractual position for assignment.

The property is offered strictly as-is, where-is, with no warranties or representations regarding condition, measurements, systems, repairs, zoning, utilities, marketability, future value, rental performance, or suitability for any particular investment strategy.

Property details, comparable sales, repair observations, ARV estimates, and other information are believed to be accurate based on information provided by the homeowner or seller, public sources, and current market conditions. Nothing presented should be treated as an appraisal, inspection, engineering report, title opinion, legal advice, tax advice, or guarantee. Buyers must perform their own inspections, title review, valuation, financial analysis, and due diligence before submitting an offer.

Availability, pricing, access, assignment terms, closing requirements, and earnest-money requirements may change or be withdrawn without notice. Any transaction is subject to a fully executed assignment agreement and confirmation of acceptable funds and closing ability.

Walkthrough