568 Sage Rd · Hilda, SC 29812

$103,500

3 bd · 2.0 ba · 1,830 sqft · Manufactured · 58 Days on market

Built 2000 1.78 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 +13.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• DSCR +4.2/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Price Reduced! Complete this one to make this your dream home in a quiet, relaxing, country space, that you can enjoy with family and friends. 3 bedroom, 2 bath manufactured home with room to roam. Home needs repairs. For more info on this or other HUD owned properties, go to www. HUDhomestore. gov. PCR (Property Condition Report) and PLD can be viewed. Owned by US Dept of HUD. Case# 461-425318. Insurability: UI (Uninsured) and 203K, Subject to FHA Appraisal. House built in 1950 and Lead Based Paint Addendum could be required. This property is sold AS-IS. Seller makes no representations or warranties as to property condition. EQUAL HOUSING OPPORTUNITY. Buyer to verify all info.

Key facts

• 1.78 acre lot
• Built 2000
• Listed 58 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Private well water; Septic tank sewer; Utilities: see remarks
• Home design: Manufactured on land; Single-story; Residential property
• Construction: Vinyl siding; Shingle roof; Brick/mortar foundation; Built on 1,830 above-grade finished area
• Exterior features: Deck; Level lot; Dirt road access (road surface); Unimproved road frontage

Interior

• Flooring: Vinyl flooring; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Additional heating noted in remarks
• Interior features: Fireplace in the living room; 7 total rooms; No appliances listed
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $104k.

Deal economics

• At list price, monthly cash flow is $10 ($120/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 $97k (6.8% below list).
• Recommended offer: $97k (6.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#310 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Barnwell 45 (town): math 31% / reading 35% proficiency, ranked #50 of 80 in SC (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 60 active listings in the ZIP; 18 units permitted in Barnwell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $716 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Barnwell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

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 $96,502 (6.8% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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?
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: 0.93% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 8.9

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-16,099
• Equity at exit: $15,432

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-13,050
• Equity at exit: $8,949

Cash invested: $28,980 (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 29812

• Home prices YoY: -9.8%
• Active inventory: 60
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$543
• Tax from tax record: −$167 /mo · $1,998/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $10

Break-even live

Break-even rent $952

Max offer price $103,500

Occupancy floor 94%

Sensitivity live

Price	-10% $69	-5% $39	+0% $10	+5% $-19	+10% $-49
Rent	-10% $-66	-5% $-28	+0% $10	+5% $48	+10% $86
Rate	-1.0pp $62	-0.5pp $36	base $10	+0.5pp $-17	+1.0pp $-44

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: $25,875
• Closing costs: $3,105
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $103,500 Active 58 DOM
2. 2026-06-18
   days on market $103,500 Active 56 DOM
3. 2026-06-17
   pricedays on market $103,500 Active 55 DOM
4. 2026-06-16
   days on market $115,000 Active 54 DOM
5. 2026-06-15
   days on market $115,000 Active 53 DOM
6. 2026-06-13
   days on market $115,000 Active 51 DOM
7. 2026-06-12
   days on market $115,000 Active 50 DOM
8. 2026-06-09
   days on market $115,000 Active 47 DOM
9. 2026-06-08
   days on market $115,000 Active 46 DOM
10. 2026-06-08
    days on market $115,000 Active 45 DOM
11. 2026-06-07
    days on market $115,000 Active 44 DOM
12. 2026-06-04
    days on market $115,000 Active 41 DOM
13. 2026-06-02
    days on market $115,000 Active 40 DOM
14. 2026-06-01
    days on market $115,000 Active 39 DOM
15. 2026-05-31
    days on market $115,000 Active 38 DOM
16. 2026-04-23
    listed $135,000 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: $1,998 · $167/mo
• Projected year-2 tax: $1,998 · $167/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 6/10 Major
• 🌡 Heat 7/10 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: $11,580
• − Mortgage interest: −$5,798
• − Property taxes: −$1,998
• − Insurance: −$518
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$3,011
• Taxable loss: −$1,597
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $503/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: Barnwell 45
• NCES district ID: 4501080
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $36,109
• Composite: 27.36/100
• National rank: #6981
• State rank: #50 of 80 in SC

Livability — Hilda

• Score: 55/100
• State rank: #310
• US rank: #23539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,965

Population outlook (Barnwell County) Hauer SSP2

• Today (2025): 19,511 people
• By 2030: 18,262 · -6.4%
• By 2040: 15,835 · -18.8%
• By 2050: 13,635 · -30.1%
• By 2075: 9,611 · -50.7%
• By 2100: 7,045 · -63.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 55% Black 37% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 2% Serbian 1%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Spanish 1% Other Asian/Pacific 0%

Political lean MEDSL · Barnwell

• 2024 margin: R (+15.5) · D 41.6% · R 57.2% · Other 1.2%
• 2008→2024 swing: -17.2pp toward R · 2008: 1.7pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+7.5 2016: R+5.2 2012: D+5.3 2008: D+1.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.80%
• Current HPI: 220.1042
• 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

• 2026-04-23 Listed $135,000 AMLS

Property tax history

+10.1%/yr

Latest (2025): $1,998 · +12.9% YoY. Source: county tax records.