Orangeburg SC Fix and Flip: 90% LTC Hard Money

Orangeburg South Carolina fix and flip deals move when speed beats bank paperwork — and that is exactly what this weekend file looked like: a sponsor with 600 FICO who still needed 90% of total cost funded on a 3–5 business day timeline. Asset-based hard money does not treat a low credit score as an automatic decline when the basis, scope, and exit are clean.

Prefer the dedicated watch page: Watch the video.

What landed in Orangeburg this weekend

The transcript is short because the deal shape is simple:

File detail	This Orangeburg sponsor
Market	Orangeburg, South Carolina
Credit	600 FICO — not a conventional profile
Leverage	90% of total cost (acquisition + rehab on qualified files)
Timeline	3–5 business days to close
Underwriting	Asset-based — property and exit drive approval
Appraisal	No appraisal on select programs when the sponsor documents ARV comps
Credit pull	No credit check on select asset-based files

That last line matters for operators who need speed and privacy more than the lowest possible rate. You are trading bank-style diligence for as-fast-as-cash execution when the seller will not wait on a 30-day conventional queue.

Third-party costs still apply: title insurance and homeowners insurance are borrower-paid closing items — they are not rolled into “no doc” marketing. Budget them in cash-to-close before you waive inspection.

Why Orangeburg fits the fix-and-flip lane

Orangeburg County sits in the South Carolina Midlands — lower basis than Charleston or Greenville Upstate premium corridors, with a buyer pool that still clears owner-occupant and investor resale on renovated SFR when ARV is disciplined.

Typical Orangeburg investor band (market-dependent, verify comps on every file):

Metric	Indicative range
As-is acquisition	$85K–$145K SFR
Rehab (cosmetic + mechanical)	$35K–$75K
ARV (post-rehab)	$165K–$235K
Hold time	4–7 months all-in

Orangeburg is not a “name-brand” flip market on national lists — which is why speed and leverage matter more than brand recognition. You win contracts because your proof of funds wires in days, not because you outbid with a higher price.

Statewide context: fix and flip loans South Carolina · hard money lenders South Carolina · SC DSCR exits when you pivot from flip to hold.

90% of total cost — how to model it

Total cost means acquisition plus documented rehab — not acquisition alone. On a simplified Orangeburg file:

Line	Example
Purchase	$98,000
Rehab scope	$52,000
Total cost	$150,000
90% LTC fund	$135,000
Sponsor cash at close	~$15,000 + reserves + third-party fees

Interest is typically IO on the funded balance — every week saved on closing is carry saved. Compare 100% financing structures when sponsor cash is the constraint, not credit.

Run exit math on the fix and flip calculator before LOI. If spread after 8%–10% transaction costs and IO carry falls below your minimum net, the problem is ARV or scope, not whether hard money exists.

No appraisal / no credit check — what that actually means

Marketing language and underwriting reality need separation:

• No appraisal on select asset-based programs means the lender prices off as-is or ARV support you document — three sold comps, scope, and exit plan — not a full third-party appraisal report on every file.
• No credit check on select paths means approval is collateral-first — liquidity, experience, entity docs, and exit still matter. A 600 FICO sponsor can fund; a thin file with no reserves cannot.

You still need:

1. Purchase contract or signed LOI
2. Scope of work + contractor bid (or detailed self-perform plan)
3. Comp packet supporting ARV
4. Entity documents (LLC, operating agreement, EIN)
5. Proof of liquidity for interest reserve and third-party fees

For credit-flexible permanent debt after the flip, see DSCR vs hard money vs conventional.

When this program fits — and when it does not

Fit	Poor fit
Estate sale / off-market needing 10-day close	Heavy structural unknowns without scope contingency
Sponsor with credit event but strong deal	ARV supported only by aspirational comps
Hot contract you lose to slow banks	No exit — “figure it out later” acquisitions
Repeat SC flipper stacking deals	First deal with no reserves and no GC plan

If the property needs foundation, major MEP, or flood-zone remediation, expand scope and timeline before you quote 90% — draw schedules follow inspections, not wish lists.

South Carolina execution checklist

Before you call on an Orangeburg file:

1. Pull three sold comps within 0.5 mi on matching bed/bath — not Charleston peninsula imports
2. Line-item scope with 10% contingency on pre-1970 stock
3. Insurance quote on exact parcel — inland SC is not coastal wind pricing, but still model honestly
4. Title commitment early — heirship and tax liens cluster on distressed acquisitions
5. Exit — flip to O-O buyer vs SC DSCR hold if spread compresses

Compare Upstate velocity in Greenville fix and flip economics and Lowcountry friction in South Carolina neighborhoods flipping 2026.

Orangeburg County listing data — September 2026

Resale conditions in Orangeburg County softened over the past year. These figures come from the Realtor.com county inventory data for September 2026:

Metric (Orangeburg County, Sept 2026)	Value	Change vs Sept 2025
Median listing price	$239,950	Down 7.7%
Active listings	305	Up 16.4%
Median days on market	83 days	Up 4.4%
Share of listings with a price cut	15.7%	Up about 3 points
Median list price per sq ft	$141	Down 8.9%
Pending listings	126	Up 18.4%

Read those numbers as a buyer’s market tilt, not a stall. Pending sales rose, so homes are still moving. But more inventory and longer market times mean your finished flip competes with more listings.

What that changes on a file:

• Price ARV off closed sales, not list prices. With list prices per square foot falling, an active comp at $150 per foot can mislead you.
• Budget a longer resale window. An 83-day median market time, plus 30–45 days to close, can add three to four months after the rehab ends.
• Plan for a concession. Roughly one in six listings took a price cut. Leave room in your spread for a reduction or buyer closing-cost help.

How South Carolina flips performed in Q2 2026

ATTOM’s Q2 2026 state flipping report shows South Carolina bucking the national trend. The state recorded 1,973 flips, a 7.1% share of all home sales. Typical gross profit rose to $65,957, up from $50,000 a year earlier. Typical gross return on purchase price climbed to 29.6% from 22.7%.

Nationally, the picture was weaker. ATTOM’s national Q2 2026 report put the typical gross margin at 21.5% and gross profit at $60,526. The typical flip took 161 days from purchase to resale.

Two details in that report fit Orangeburg directly:

1. Homes bought for $100,000–$200,000 produced the strongest typical margin nationally, at 28%.
2. Homes bought for $50,000 or less posted a typical loss of $15,000, a negative 38% return.

ATTOM’s gross figures exclude rehab, carry, and selling costs. Treat them as a ceiling, not your net. The rock-bottom lesson still applies locally: the cheapest rural shells often hide the biggest scope surprises.

Property tax on a flip: the 6% assessment ratio

South Carolina taxes an owner’s legal residence at a 4% assessment ratio under S.C. Code § 12-43-220. All other real property, including flips and rentals, is assessed at 6% of fair market value under subsection (e) of the same section.

Your LLC will never qualify for the 4% rate. Do not model carry off the seller’s tax bill if the seller lived in the home.

Illustration: A home with a $200,000 fair market value is assessed at $12,000 at 6%, versus $8,000 at 4%. The tax bill equals assessed value times the local millage. At a hypothetical 300 mills, that is $3,600 a year at 6% versus $2,400 at 4%. Get the actual millage for the parcel’s district from the Orangeburg County auditor before you finalize carry.

Deed recording fee when you sell

South Carolina charges a deed recording fee of $1.85 for each $500 of value, or fraction of $500, under S.C. Code § 12-24-10. Section 12-24-20 makes the grantor (the seller) liable, with the buyer secondarily liable.

Example: On a $215,000 resale, the value divides into 430 units of $500. The fee is 430 × $1.85 = $795.50. It is small, but put it in your selling-cost line so the net matches the closing statement.

Contractor licensing for your rehab scope

South Carolina’s residential builder law sets low dollar triggers. Under S.C. Code § 40-59-20, a “residential builder” is anyone who repairs or improves a residential building when the job cost exceeds $5,000. A “residential specialty contractor” handles trade work above $500.

For a draw-funded flip, that means:

• Collect the license number for your general contractor and each trade sub before closing.
• Match the names on bids, draw invoices, and lien waivers to the licensed entity.
• If you self-manage trades, check with the Residential Builders Commission on what you can legally supervise.

Unlicensed work can slow inspections and spook an end buyer’s lender. It also weakens your position if a dispute over workmanship arises.

The FHA 90-day rule and your resale date

Many Orangeburg end buyers use FHA financing. ATTOM’s national report found 10.7% of flipped homes in Q2 2026 sold to FHA-backed buyers. Federal rules at 24 CFR § 203.37a make a home ineligible for FHA insurance if the resale comes 90 days or less after the seller acquired it.

Resales after day 90 but before the end of month 12 are eligible. HUD requires extra documentation when the resale price is 100% or more above the purchase price. On a deep-discount Orangeburg buy, that second test can apply.

Practical steps:

1. Count 90 days from your recorded acquisition date, not your rehab finish date.
2. Schedule the buyer’s closing for day 91 or later if you expect FHA offers.
3. Keep your scope, invoices, and photos ready to support the value jump.

More detail on agency rules sits in our flip seasoning rules guide.

Worked example — full carry on the $150,000 Orangeburg file

Example: Use the purchase and rehab from the 90% model above. Assume an illustrative 11% interest-only rate, inside Jaken Finance Group’s 8.99%–13.5% fix-and-flip range.

Line	Amount
Funded loan (90% of $150,000)	$135,000
Monthly IO at 11%	$1,237.50
Hold: 3 months rehab + 3 months market and close	6 months
Total interest carry	$7,425
Resale price	$215,000
Selling costs at 8% (commission, closing, deed fee)	$17,200
Gross spread before buy-side fees, taxes, insurance	$40,375

Now stress it. Add two extra months on market at current days-on-market levels. Carry rises to $9,900 and the spread drops to $37,900. Then cut the price 3% to $208,550. Selling costs fall to $16,684 and the spread lands near $31,966.

If your minimum deal profit is $30,000, this file still works, barely. If it is $40,000, renegotiate the purchase or trim scope before you sign.

Price the stress case with the 70% rule calculator and compare bridge terms on South Carolina bridge loans.

In this video

• 0:00 — Orangeburg, South Carolina deal intake
• 0:05 — 600 FICO sponsor profile
• 0:08 — 90% of total cost leverage
• 0:10 — 3–5 day closing window
• 0:12 — No appraisal, no credit check — asset-based path
• 0:18 — Speed as competitive advantage in hot contracts
• 0:28 — Title insurance and homeowners insurance as third-party costs
• 0:33 — CTA for active flippers

Full transcript

This one’s in Orangeburg, South Carolina. Just came in this weekend. He’s got a 600 FICO. We’ll still do 90% of the total cost with a 3-5 day closing time frame. No appraisal, no credit check, just asset-based financing with a quick close. If you’re doing these types of deals, you need to close quick. And you don’t want your credit looked at, or you don’t want an appraisal, and you’re in a hot market. Uh it’s basically as fast as cash. Uh title insurance and homeowners insurance are obviously the uh third-party expenses there. So, if you’re doing these type of flips, give us a call.

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Rates, terms and conditions offered only to qualified borrowers and are subject to change at any time without notice. Jaken Finance Group only finances non-owner occupied investment properties.