610 Osteen Rd · Newport, SC 29745

$190,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 196 Days on market

Built 1974 1.72 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a desirable location on the corner of O'Steen and Shiloh road, this once singlewide mobile home has been added onto over time and now boasts over 1600 square feet! Attached garage along with a separate carport, concrete drive, large fenced rear yard and enclosed sunroom. Roof replaced less than two years ago. Home is sold as-is.

Key facts

• Huge lot
• Ample space
• Fixer-upper

Tags

• HUGE LOT
• FIXER-UPPER
• AMPLE SPACE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage; Detached carport; Driveway; 1 garage space; Main-level garage
• Utilities: Private well water; Septic system installed
• Home design: Manufactured doublewide single-family residence; One level
• Construction: Manufactured construction; Aluminum and vinyl exterior; Crawl space foundation
• Exterior features: Lot approximately 1.72 acres; Road surfaces include concrete, dirt, gravel and paved; Publicly maintained road access

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Other heating details noted in remarks
• Interior features: Main-level laundry; Fireplace; 8 total rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/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 $190k (0.2% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.2% in Newport — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#90 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, amenities F, commute F.
• York 01 (rural): math 31% / reading 40% proficiency, ranked #41 of 80 in SC (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 541 active listings in the ZIP; solid renter incomes; 2,550 units permitted in York County in 2024 (350 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 $6k of value loss. Plan a longer hold.
• York County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $132k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.00% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.3

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-15,753
• Equity at exit: $28,330

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $5,635
• Equity at exit: $16,428

Cash invested: $53,200 (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 29745

• Home prices YoY: -30.3%
• Active inventory: 541
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,897 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$187 /mo · $2,245/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $236

Break-even live

Break-even rent $1,598

Max offer price $190,000

Occupancy floor 83%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $190,000 Active 196 DOM
2. 2026-06-17
   days on market $190,000 Active 195 DOM
3. 2026-06-16
   days on market $190,000 Active 194 DOM
4. 2026-06-15
   days on market $190,000 Active 193 DOM
5. 2026-06-13
   days on market $190,000 Active 191 DOM
6. 2026-06-09
   days on market $190,000 Active 187 DOM
7. 2026-06-08
   days on market $190,000 Active 186 DOM
8. 2026-06-07
   days on market $190,000 Active 185 DOM
9. 2026-06-04
   days on market $190,000 Active 182 DOM
10. 2026-06-03
    days on market $190,000 Active 181 DOM
11. 2026-06-02
    days on market $190,000 Active 180 DOM
12. 2026-06-01
    days on market $190,000 Active 179 DOM
13. 2026-05-31
    days on market $190,000 Active 178 DOM
14. 2026-02-18
    price $190,000
15. 2025-12-04
    listed $199,000 Active
16. 2025-10-10
    soldstatus $132,000
17. 2018-08-01
    soldstatus $76,500
18. 2018-07-30
    soldstatus $76,500 Closed 341-char remark

    Show marketing remark (341 chars)

    Located in a desirable location on the corner of O'Steen and Shiloh road, this once singlewide mobile home has been added onto over time and now boasts over 1600 square feet! Attached garage along with a separate carport, concrete drive, large fenced rear yard and enclosed sunroom. Roof replaced less than two years ago. Home is sold as-is.

19. 2018-04-08
    historical Under Contract - Show 341-char remark

    Show marketing remark (341 chars)

    Located in a desirable location on the corner of O'Steen and Shiloh road, this once singlewide mobile home has been added onto over time and now boasts over 1600 square feet! Attached garage along with a separate carport, concrete drive, large fenced rear yard and enclosed sunroom. Roof replaced less than two years ago. Home is sold as-is.

20. 2018-04-02
    listed $81,000 Active 341-char remark

    Show marketing remark (341 chars)

    Located in a desirable location on the corner of O'Steen and Shiloh road, this once singlewide mobile home has been added onto over time and now boasts over 1600 square feet! Attached garage along with a separate carport, concrete drive, large fenced rear yard and enclosed sunroom. Roof replaced less than two years ago. Home is sold as-is.

ⓘ 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: $2,245 · $187/mo
• Projected year-2 tax: $2,245 · $187/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,765
• − Mortgage interest: −$10,643
• − Property taxes: −$2,245
• − Insurance: −$950
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$5,527
• Taxable loss: −$242
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $2,891/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: York 01
• NCES district ID: 4503810
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $44,491
• Composite: 30.21/100
• National rank: #6305
• State rank: #41 of 80 in SC

Livability — Newport

• Score: 67/100
• State rank: #90
• US rank: #10304

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 281,758 people
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 34,909
• Household income: $79,117
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 321.0

Population outlook (York County) Hauer SSP2

• Today (2025): 307,757 people
• By 2030: 335,979 · +9.2%
• By 2040: 391,378 · +27.2%
• By 2050: 443,234 · +44.0%
• By 2075: 557,102 · +81.0%
• By 2100: 625,837 · +103.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 12% Two or more races 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · York

• 2024 margin: R (+19.1) · D 39.7% · R 58.8% · Other 1.5%
• 2008→2024 swing: -1.4pp toward R · 2008: -17.7pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+16.5 2016: R+22.1 2012: R+20.5 2008: R+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.42%
• Current HPI: 251.6848
• Rent YoY: —
• Metro: Charlotte-Concord-Gastonia, NC-SC
• 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

+134.6% since first listed

7 events — show timeline

• 2026-02-18 Price Changed $190,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-04 Listed $199,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-10 Sold (Public Records) $132,000 Public Records
• 2018-08-01 Sold (Public Records) $76,500 Public Records
• 2018-07-30 Sold (MLS) $76,500 CANOPYMLS as Distributed by MLS Grid
• 2018-04-08 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2018-04-02 Listed $81,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+25.3%/yr

Latest (2025): $2,245 · +16.4% YoY. Source: county tax records.