214 Hickory St · Walterboro, SC 29488

$229,000

4 bd · 2.0 ba · 1,792 sqft · SingleFamily · 103 Days on market

Built 2026 8,712 sqft 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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice lot to build a home or place a mobile home. There is a very clean and very nice 2007 Terry Resort Camper included in the price. Has a septic tank and good size storage building. Convenient to town.

Key facts

• Detached deck
• Covered parking
• Storage shed

Tags

• DETACHED DECK
• COVERED PARKING
• STORAGE SHED

Property features AI

Finance

• HOA & community: Horses OK

Exterior

• Parking: 1-car carport
• Utilities: Septic tank
• Home design: Manufactured / mobile home; One story; Ground-level entry; Fee simple ownership; New construction
• Construction: Vinyl skirting
• Exterior features: Asphalt roof; Shed(s); 0 - 0.5 acre lot; Horses allowed

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 4 bedrooms; Primary bedroom with garden tub/shower and walk-in closet(s)
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Garden tub/shower; Walk-in closet(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $208k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#269 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Colleton 01 (rural): math 13% / reading 28% proficiency, ranked #69 of 80 in SC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Forest Hills Elementary (math 17% / reading 24%, grade F, #490 of 597 statewide, top 82%, 469 students, 100% FRL); Colleton County Middle (math 8% / reading 18%, grade F, #210 of 229 statewide, top 93%, 1,121 students, 100% FRL); Colleton County High (math 28% / reading 80%, grade C-, #137 of 196 statewide, top 70%, 1,497 students, 100% FRL) — zoned schools average 100% FRL vs 69% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 223 active listings in the ZIP; 50 units permitted in Colleton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Colleton County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $229k implies a 1891% 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; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.10% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 7.6

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-11,055
• Equity at exit: $34,145

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $24,026
• Equity at exit: $19,800

Cash invested: $64,120 (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 29488

• Home prices YoY: -33.6%
• Active inventory: 223
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,520 medium
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $408

Break-even live

Break-even rent $2,003

Max offer price $229,000

Occupancy floor 79%

Sensitivity live

Price	-10% $567	-5% $488	+0% $408	+5% $329	+10% $250
Rent	-10% $209	-5% $309	+0% $408	+5% $508	+10% $608
Rate	-1.0pp $524	-0.5pp $467	base $408	+0.5pp $349	+1.0pp $289

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   pricedays on market $229,000 Active 103 DOM
2. 2026-06-18
   days on market $239,000 Active 101 DOM
3. 2026-06-17
   days on market $239,000 Active 100 DOM
4. 2026-06-16
   days on market $239,000 Active 99 DOM
5. 2026-06-15
   days on market $239,000 Active 98 DOM
6. 2026-06-13
   days on market $239,000 Active 96 DOM
7. 2026-06-12
   days on market $239,000 Active 95 DOM
8. 2026-06-09
   days on market $239,000 Active 92 DOM
9. 2026-06-08
   days on market $239,000 Active 91 DOM
10. 2026-06-08
    days on market $239,000 Active 90 DOM
11. 2026-06-04
    days on market $239,000 Active 86 DOM
12. 2026-06-02
    days on market $239,000 Active 85 DOM
13. 2026-06-01
    days on market $239,000 Active 84 DOM
14. 2026-05-31
    days on market $239,000 Active 83 DOM
15. 2026-05-11
    price $239,000
16. 2026-03-09
    listed $242,000 Active
17. 2018-06-22
    soldstatus $11,500 Closed 204-char remark

    Show marketing remark (204 chars)

    Nice lot to build a home or place a mobile home. There is a very clean and very nice 2007 Terry Resort Camper included in the price. Has a septic tank and good size storage building. Convenient to town.

18. 2018-06-12
    historical Active Contingent 204-char remark

    Show marketing remark (204 chars)

    Nice lot to build a home or place a mobile home. There is a very clean and very nice 2007 Terry Resort Camper included in the price. Has a septic tank and good size storage building. Convenient to town.

19. 2017-11-29
    status Active 204-char remark

    Show marketing remark (204 chars)

    Nice lot to build a home or place a mobile home. There is a very clean and very nice 2007 Terry Resort Camper included in the price. Has a septic tank and good size storage building. Convenient to town.

20. 2017-11-10
    status Pending 204-char remark

    Show marketing remark (204 chars)

    Nice lot to build a home or place a mobile home. There is a very clean and very nice 2007 Terry Resort Camper included in the price. Has a septic tank and good size storage building. Convenient to town.

21. 2017-10-14
    price $22,000 204-char remark

    Show marketing remark (204 chars)

    Nice lot to build a home or place a mobile home. There is a very clean and very nice 2007 Terry Resort Camper included in the price. Has a septic tank and good size storage building. Convenient to town.

22. 2017-08-19
    listed $25,000 Active 204-char remark

    Show marketing remark (204 chars)

    Nice lot to build a home or place a mobile home. There is a very clean and very nice 2007 Terry Resort Camper included in the price. Has a septic tank and good size storage building. Convenient to town.

23. 2015-02-06
    historical
24. 2014-12-29
    soldstatus $9,500
25. 2014-09-09
    listed $9,500
26. 2014-01-15
    listed $9,450

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $30,243
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,419
• − Management: −$2,419
• − Depreciation: −$6,662
• Taxable income: $1,335
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $4,581/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: Colleton 01
• NCES district ID: 4501830
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $33,128
• Composite: 16.66/100
• National rank: #9171
• State rank: #69 of 80 in SC

Livability — Walterboro

• Score: 57/100
• State rank: #269
• US rank: #21618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,367
• Population (ZIP): 22,367

Population outlook (Colleton County) Hauer SSP2

• Today (2025): 34,932 people
• By 2030: 33,078 · -5.3%
• By 2040: 29,017 · -16.9%
• By 2050: 25,029 · -28.3%
• By 2075: 16,894 · -51.6%
• By 2100: 10,518 · -69.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Black 38% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Colleton

• 2024 margin: R (+18.2) · D 40.4% · R 58.5% · Other 1.1%
• 2008→2024 swing: -18.7pp toward R · 2008: 0.5pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+9.5 2016: R+8.5 2012: D+0.2 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.20%
• Current HPI: 235.1237
• 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

+2429.1% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $239,000 Charleston Trident MLS
• 2026-03-09 Listed $242,000 Charleston Trident MLS
• 2018-06-22 Sold (MLS) $11,500 Charleston Trident MLS
• 2018-06-12 Contingent — Charleston Trident MLS
• 2017-11-29 Relisted — Charleston Trident MLS
• 2017-11-10 Pending — Charleston Trident MLS
• 2017-10-14 Price Changed $22,000 Charleston Trident MLS
• 2017-08-19 Listed $25,000 Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2014-12-29 Sold (MLS) $9,500 Charleston Trident MLS
• 2014-09-09 Listed $9,500 Charleston Trident MLS
• 2014-01-15 Listed $9,450 Charleston Trident MLS

Property tax history

+8.7%/yr

Latest (2025): $248 · +4.7% YoY. Source: county tax records.