270 Migrant Camp Rd · Monetta, SC 29006

$179,000

3 bd · 2.0 ba · 1,552 sqft · Manufactured public records · 9 Days on market

Built 2013 4.98 ac lot

---

Why this score? — see what drove the D 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is more than a place to live, it is a whole lifestyle. Enjoy starting or ending your day on the expansive, screened front porch listening to nature and relaxing. Or hang out in the back where you can stay comfortable on the screened porch. A new 12x12 utility room was recently added (not counted in square footage). Grow all your favorite plants in the front garden and keep them thriving during the cold months in the greenhouse. The metal shipping container offers additional storage for all your extra indoor or outdoor equipment. You will have peace of mind knowing the metal roof is just a couple of years old. Home features vinyl windows and 2-inch blinds throughout. Come enjoy this beautiful, rural setting with almost 5 acres while still being able to jump on I20 in just a couple of minutes.

Key facts

• Screened front porch
• Vinyl windows
• Metal roof

Tags

• SCREENED FRONT PORCH
• UTILITY ROOM
• FRONT GARDEN
• GREENHOUSE
• METAL ROOF
• VINYL WINDOWS

Property features AI

Finance

• Other: Approximately 4.98 acres

Exterior

• Utilities: Private well water; Septic sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Paved road access

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heating and cooling on the first level
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $65 ($785/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 $141k (21.5% below list).
• Recommended offer: $141k (21.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#315 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Aiken 01 (suburban): math 31% / reading 44% proficiency, ranked #36 of 80 in SC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ridge Spring-Monetta Elementary (math 27% / reading 27%, grade F, #421 of 597 statewide, top 73%, 353 students, 100% FRL); Aiken High (math 19% / reading 84%, grade D+, #146 of 196 statewide, top 75%, 1,195 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 70 active listings in the ZIP; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $130k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; moderate 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 $140,571 (21.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 10.6

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-24,934
• Equity at exit: $26,689

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-16,738
• Equity at exit: $15,477

Cash invested: $50,120 (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 29006

• Home prices YoY: -6.3%
• Active inventory: 70
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $65

Break-even live

Break-even rent $1,323

Max offer price $179,000

Occupancy floor 90%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-02
   status Pending
2. 2026-04-26
   status Pending 807-char remark

   Show marketing remark (807 chars)

   This is more than a place to live, it is a whole lifestyle. Enjoy starting or ending your day on the expansive, screened front porch listening to nature and relaxing. Or hang out in the back where you can stay comfortable on the screened porch. A new 12x12 utility room was recently added (not counted in square footage). Grow all your favorite plants in the front garden and keep them thriving during the cold months in the greenhouse. The metal shipping container offers additional storage for all your extra indoor or outdoor equipment. You will have peace of mind knowing the metal roof is just a couple of years old. Home features vinyl windows and 2-inch blinds throughout. Come enjoy this beautiful, rural setting with almost 5 acres while still being able to jump on I20 in just a couple of minutes.

3. 2026-04-23
   listed $179,000 Active
4. 2026-04-22
   listed $179,000 Active 807-char remark

   Show marketing remark (807 chars)

   This is more than a place to live, it is a whole lifestyle. Enjoy starting or ending your day on the expansive, screened front porch listening to nature and relaxing. Or hang out in the back where you can stay comfortable on the screened porch. A new 12x12 utility room was recently added (not counted in square footage). Grow all your favorite plants in the front garden and keep them thriving during the cold months in the greenhouse. The metal shipping container offers additional storage for all your extra indoor or outdoor equipment. You will have peace of mind knowing the metal roof is just a couple of years old. Home features vinyl windows and 2-inch blinds throughout. Come enjoy this beautiful, rural setting with almost 5 acres while still being able to jump on I20 in just a couple of minutes.

5. 2024-04-19
   listed $175,000 Active 75-char remark

   Show marketing remark (75 chars)

   Welcome 10.23 Acres of Aiken County. Mature hardwoods and pines! sold as is

6. 2024-04-19
   soldstatus $130,000 Closed 75-char remark

   Show marketing remark (75 chars)

   Welcome 10.23 Acres of Aiken County. Mature hardwoods and pines! sold as is

7. 2024-04-09
   status Pending
8. 2024-04-03
   status Active
9. 2024-02-12
   status Pending
10. 2023-09-29
    listed $175,000 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: $381 · $32/mo
• Projected year-2 tax: $1,020 · $85/mo
• Expected delta: +$639/yr (+$53/mo · 167.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,869
• − Mortgage interest: −$10,027
• − Property taxes: −$381
• − Insurance: −$895
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$5,207
• Taxable loss: −$2,341
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $1,347/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: Aiken 01
• NCES district ID: 4500720
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $45,081
• Composite: 31.91/100
• National rank: #5857
• State rank: #36 of 80 in SC

Livability — Monetta

• Score: 55/100
• State rank: #315
• US rank: #23643

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,987

Population outlook (Aiken County) Hauer SSP2

• Today (2025): 178,003 people
• By 2030: 182,876 · +2.7%
• By 2040: 189,970 · +6.7%
• By 2050: 193,840 · +8.9%
• By 2075: 199,453 · +12.1%
• By 2100: 192,403 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 18% Hispanic / Latino 16% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 13% German/W. Germanic 2%

Political lean MEDSL · Aiken

• 2024 margin: Strong R (+25.9) · D 36.4% · R 62.2% · Other 1.4%
• 2008→2024 swing: -1.9pp toward R · 2008: -24.0pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+22.7 2016: R+27.5 2012: R+26.0 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.26%
• Current HPI: 256.774
• 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

+2.3% since first listed

10 events — show timeline

• 2026-05-02 Pending — Consolidated MLS
• 2026-04-26 Pending — SBOR
• 2026-04-23 Listed $179,000 Consolidated MLS
• 2026-04-22 Listed $179,000 SBOR
• 2024-04-19 Listed $175,000 SBOR
• 2024-04-19 Sold (MLS) $130,000 SBOR
• 2024-04-09 Pending — Consolidated MLS
• 2024-04-03 Relisted — Consolidated MLS
• 2024-02-12 Pending — Consolidated MLS
• 2023-09-29 Listed $175,000 Consolidated MLS

Property tax history

+25.9%/yr

Latest (2025): $381 · +486.8% YoY. Source: county tax records.