6137 Old Mullins Hwy · Nichols, SC 29581

$133,000

3 bd · 2.0 ba · 1,280 sqft · Other · 246 Days on market

Built 1998 0.62 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 +21.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Charming 16x80 single wide in Nichols, SC featuring a detached double garage and fenced yard! Conveniently located near Florence, this property offers a great opportunity for homeowners, investors, or anyone looking for a little extra space and potential. Being sold AS-IS, it’s ready for your personal touch and vision. Don’t miss the chance to make this property your own!

Key facts

• 0.62 acre lot
• 2 garage spots
• Built 1998

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Detached two-car garage; Additional parking for a total of 4 vehicles
• Home design: Single-wide mobile home
• Construction: Owner-reported lot size
• Exterior features: Lot approximately 0.62 acres; Zoned R6; Resale property

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $133k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/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 $123k (7.3% below list).
• Recommended offer: $117k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#184 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Marion 10 (town): math 9% / reading 23% proficiency, ranked #79 of 80 in SC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 76 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($920 loan paydown + $13k appreciation (10.0% local appreciation)).
• Marion County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $34k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $133k implies a 402% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 3.28×
• Total profit: $84,995
• Equity at exit: $119,817

10-year hold

• IRR: 25.1%
• Equity multiple: 7.45×
• Total profit: $240,226
• Equity at exit: $258,390

Cash invested: $37,240 (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 29581

• Home prices YoY: 5.0%
• Active inventory: 12
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$23 /mo · $274/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $198

Break-even live

Break-even rent $982

Max offer price $133,000

Occupancy floor 79%

Sensitivity live

Price	-10% $274	-5% $236	+0% $198	+5% $9	+10% $-37
Rent	-10% $101	-5% $150	+0% $198	+5% $247	+10% $296
Rate	-1.0pp $265	-0.5pp $232	base $198	+0.5pp $164	+1.0pp $129

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $133,000 Active 246 DOM
2. 2026-06-18
   days on market $133,000 Active 243 DOM
3. 2026-06-17
   days on market $133,000 Active 242 DOM
4. 2026-06-16
   days on market $133,000 Active 241 DOM
5. 2026-06-15
   days on market $133,000 Active 240 DOM
6. 2026-06-14
   days on market $133,000 Active 238 DOM
7. 2026-06-13
   days on market $133,000 Active 237 DOM
8. 2026-06-10
   days on market $133,000 Active 235 DOM
9. 2026-06-09
   days on market $133,000 Active 234 DOM
10. 2026-06-08
    days on market $133,000 Active 233 DOM
11. 2026-06-07
    days on market $133,000 Active 232 DOM
12. 2026-06-05
    days on market $133,000 Active 229 DOM
13. 2026-06-03
    days on market $133,000 Active 228 DOM
14. 2026-06-02
    days on market $133,000 Active 227 DOM
15. 2026-06-01
    days on market $133,000 Active 226 DOM
16. 2026-05-31
    days on market $133,000 Active 225 DOM
17. 2026-05-30
    days on market $133,000 Active 224 DOM
18. 2026-05-14
    price $133,000
19. 2026-04-13
    price $147,000
20. 2026-04-01
    historical
21. 2026-03-30
    price $155,000
22. 2026-03-30
    price $155,000
23. 2026-03-16
    price $150,000
24. 2026-03-15
    price $150,000
25. 2026-02-06
    listed $167,000 Active
26. 2026-01-17
    price $167,000
27. 2026-01-16
    price $167,000
28. 2025-10-18
    listed $157,000 Active
29. 2025-10-05
    listed $157,000 Active
30. 2011-04-27
    soldstatus $26,500
31. 2011-02-01
    listed $29,000

ⓘ 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: $274 · $23/mo
• Projected year-2 tax: $758 · $63/mo
• Expected delta: +$484/yr (+$40/mo · 177.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 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: $14,795
• − Mortgage interest: −$7,450
• − Property taxes: −$274
• − Insurance: −$665
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$3,869
• Taxable income: $170
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $2,339/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: Marion 10
• NCES district ID: 4503908
• Math proficiency: 9% ▼ -9.00%
• Reading proficiency: 23% ▲ 1.00%
• Median HH income: $31,200
• Composite: 12.75/100
• National rank: #9600
• State rank: #79 of 80 in SC

Livability — Nichols

• Score: 63/100
• State rank: #184
• US rank: #16019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,604

Population outlook (Marion County) Hauer SSP2

• Today (2025): 29,121 people
• By 2030: 27,539 · -5.4%
• By 2040: 24,391 · -16.2%
• By 2050: 21,566 · -25.9%
• By 2075: 15,537 · -46.6%
• By 2100: 10,680 · -63.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 25% Two or more races 3%
• Common ancestry: Slovak 4% Serbian 1% Russian 1%
• Foreign-born: 1%

Political lean MEDSL · Marion

• 2024 margin: D (+10.5) · D 54.6% · R 44.1% · Other 1.2%
• 2008→2024 swing: -15.2pp toward R · 2008: 25.7pp · 2024: 10.5pp
• All cycles: 2024: D+10.5 2020: D+21.5 2016: D+21.7 2012: D+29.8 2008: D+25.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.35%
• Current HPI: 261.4739
• 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

+358.6% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $133,000 CCAR
• 2026-04-13 Price Changed $147,000 CCAR
• 2026-04-01 Delisted — Consolidated MLS
• 2026-03-30 Price Changed $155,000 Consolidated MLS
• 2026-03-30 Price Changed $155,000 CCAR
• 2026-03-16 Price Changed $150,000 Consolidated MLS
• 2026-03-15 Price Changed $150,000 CCAR
• 2026-02-06 Listed $167,000 RAGPD
• 2026-01-17 Price Changed $167,000 Consolidated MLS
• 2026-01-16 Price Changed $167,000 CCAR
• 2025-10-18 Listed $157,000 CCAR
• 2025-10-05 Listed $157,000 Consolidated MLS
• 2011-04-27 Sold (MLS) $26,500 CCAR
• 2011-02-01 Listed $29,000 CCAR

Property tax history

+0.7%/yr

Latest (2025): $274 · +1.9% YoY. Source: county tax records.