1114 Furman Nixville Pkwy · Furman, SC 29918

$110,000

2 bd · 2.0 ba · 1,184 sqft · Manufactured public records · 97 Days on market

Built 1999 1.00 ac lot Est $90k · 22% over ↓ 8% since listing

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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 +15.6/30.0
• Appreciation +5.8/10.0
• Schools +5.0/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Located in the highly desired Nixville area, this well-maintained 2 bedroom, 2 bathroom home sits on a peaceful 1-acre lot. The functional layout offers comfortable living space, highlighted by a cozy gas insert fireplace that adds warmth and charm. Enjoy quiet country living with plenty of room to relax, garden, or expand. Sold As Is Where Is. Buyer to verify anything deemed important.

Key facts

• Quiet country living
• 1 acre lot
• Gas insert fireplace

Tags

• 1 ACRE LOT
• GAS INSERT FIREPLACE
• QUIET COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $47 ($561/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 $102k (7.1% below list).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#200 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety C-, schools F, crime F.
• Market conditions: 13 active listings in the ZIP; 13 units permitted in Hampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($761 loan paydown + $2k appreciation (1.6% local appreciation)).
• Hampton County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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. 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?
7. 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.
8. 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.
9. 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: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $89,984
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Furman Nixville Pkwy	0.00mi	2/2.0	1,184 (0%)	1mo	$90,000	$76	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.28×
• Total profit: $8,600
• Equity at exit: $41,331

10-year hold

• IRR: 9.1%
• Equity multiple: 2.19×
• Total profit: $36,536
• Equity at exit: $57,977

Cash invested: $30,800 (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 29918

• Home prices YoY: 1.2%
• Active inventory: 13
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $47

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 90%

Sensitivity live

Price	-10% $123	-5% $85	+0% $47	+5% $9	+10% $-29
Rent	-10% $-34	-5% $6	+0% $47	+5% $87	+10% $127
Rate	-1.0pp $102	-0.5pp $75	base $47	+0.5pp $18	+1.0pp $-11

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-22
   status Pending
2. 2026-02-26
   price $110,000
3. 2026-01-20
   status Active
4. 2025-12-21
   listed $120,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,257
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$3,200
• Taxable loss: −$1,266
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $864/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)

No district data.

Livability — Furman

• Score: 62/100
• State rank: #200
• US rank: #17285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 628
• Population (ZIP): 4,777

Population outlook (Hampton County) Hauer SSP2

• Today (2025): 18,425 people
• By 2030: 17,448 · -5.3%
• By 2040: 15,308 · -16.9%
• By 2050: 13,370 · -27.4%
• By 2075: 9,521 · -48.3%
• By 2100: 6,347 · -65.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 31% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Hampton

• 2024 margin: Lean D (+6.4) · D 52.6% · R 46.2% · Other 1.3%
• 2008→2024 swing: -19.0pp toward R · 2008: 25.4pp · 2024: 6.4pp
• All cycles: 2024: D+6.4 2020: D+15.2 2016: D+19.1 2012: D+27.3 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.65%
• Current HPI: 142.3658
• 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

-8.3% since first listed

4 events — show timeline

• 2026-04-22 Pending — LRMLS
• 2026-02-26 Price Changed $110,000 LRMLS
• 2026-01-20 Relisted — LRMLS
• 2025-12-21 Listed $120,000 LRMLS

Property tax history

+7.2%/yr

Latest (2025): $208 · +2.8% YoY. Source: county tax records.