685 N Burris Rd · Sharon, SC 29742

$125,000

2 bd · 2.0 ba · 1,232 sqft · SingleFamily · 9 Days on market

Built 1993 Poor condition 3.77 ac lot Est $237k · 47% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• Schools +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Very quite location off of N Burris rd. This is a valuable property that needs some TLC. The home is a 1993 single wide that currently has tenants living there and will need substantial repairs. The owner is selling "as is" and will make no repairs.

Key facts

• 3.77 acre lot
• Built 1993
• Listed 8 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: No garage; 4 open parking spaces
• Utilities: Well water; Septic system
• Home design: Manufactured singlewide home; Single-story (one level); Residential single family property
• Construction: Built with hardboard siding; Permanent foundation; Manufactured construction
• Exterior features: Dirt road frontage; Private maintained road

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; No central cooling
• Interior features: Refrigerator included; One room count
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

Location & tenants

• Location reads 52/100 on livability (#351 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, 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: 14 active listings in the ZIP; 2,550 units permitted in York County in 2024 (350 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• York County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.49%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $236,544
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
665 Burris Rd	0.08mi	3/2.0 (+1)	1,227 (-0%)	6mo	$235,000	$192	86

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

Projected returns pro-forma

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

5-year hold

• IRR: 36.5%
• Equity multiple: 3.82×
• Total profit: $98,742
• Equity at exit: $112,610

10-year hold

• IRR: 31.4%
• Equity multiple: 8.62×
• Total profit: $266,736
• Equity at exit: $242,848

Cash invested: $35,000 (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 29742

• Home prices YoY: 14.6%
• Active inventory: 14
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $481

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 67%

Sensitivity live

Price	-10% $567	-5% $524	+0% $481	+5% $438	+10% $395
Rent	-10% $347	-5% $414	+0% $481	+5% $548	+10% $616
Rate	-1.0pp $544	-0.5pp $513	base $481	+0.5pp $449	+1.0pp $416

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-09
   days on market $125,000 Active 9 DOM
2. 2026-06-08
   days on market $125,000 Active 8 DOM
3. 2026-06-07
   days on market $125,000 Active 7 DOM
4. 2026-06-04
   days on market $125,000 Active 4 DOM
5. 2026-06-03
   days on market $125,000 Active 3 DOM
6. 2026-06-02
   days on market $125,000 Active 2 DOM
7. 2026-06-01
   remarks 249-char remark
8. 2026-06-01
   listed $125,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,429
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$3,636
• Taxable income: $4,022
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $4,807/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This single-family home requires extensive repairs and improvements to its roof, exterior, flooring, interior walls, and landscaping. Significant value can be added through a comprehensive renovation.

Repairs flagged

• Major roof — The satellite image shows significant roof damage.
• Major exterior siding — The satellite image shows significant roof damage.
• Major flooring — The interior photos show worn and damaged flooring.
• Major interior walls/paint — The interior photos show peeling paint and cluttered spaces.
• Major landscaping — The satellite image shows a lack of landscaping and a cluttered yard.

Value-add opportunities

• Both New roof and siding — A new roof and siding would significantly improve the home's appearance and functionality.
• Both Flooring replacement — Replacing worn flooring would improve the home's appearance and functionality.
• Both Painting and decluttering — Painting and decluttering would improve the home's appearance and functionality.
• Both Landscaping — Landscaping would improve the home's curb appeal and functionality.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows significant roof damage.	Major	$15,000–50,000
exterior siding · The satellite image shows significant roof damage.	Major	$15,000–50,000
flooring · The interior photos show worn and damaged flooring.	Major	$15,000–50,000
interior walls/paint · The interior photos show peeling paint and cluttered spaces.	Major	$15,000–50,000
landscaping · The satellite image shows a lack of landscaping and a cluttered yard.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New roof and siding — A new roof and siding would significantly improve the home's appearance and functionality. ↑
• Both Flooring replacement — Replacing worn flooring would improve the home's appearance and functionality. ↑
• Both Painting and decluttering — Painting and decluttering would improve the home's appearance and functionality. ↑
• Both Landscaping — Landscaping would improve the home's curb appeal and functionality. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Sharon

• Score: 52/100
• State rank: #351
• US rank: #24893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,358

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 (70%)
• Race & ethnicity: White 70% Black 26% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 7% Serbian 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▲ 36.39%
• Current HPI: 285.9257
• 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

1 event — show timeline

• 2026-05-31 Listed $125,000 CANOPYMLS as Distributed by MLS Grid