502 Cherokee Dr · Clearwater, SC 29841

$119,900

2 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 38 Days on market

Built 2006 1.39 ac lot ↓ 19% since listing

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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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +6.0/10.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1200 SF Mobile Home on 1.39 acres. * * * This property is eligible under the Freddie Mac First Look Initiative through02/19/2026 * *

Key facts

• 1.39 acre lot
• Built 2006
• Listed 38 days

Property features AI

Finance

• Financial info: Land is leased

Exterior

• Utilities: Public water; Septic tank
• Home design: Manufactured home; One level
• Construction: Vinyl siding; Composition roof; Crawl space foundation; Built as a manufactured home
• Exterior features: Patio; Fenced yard; Other exterior features

Interior

• Kitchen: Range
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air
• Interior features: See remarks
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#263 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Aiken 01 (suburban): math 31% / reading 44% proficiency, ranked #36 of 80 in SC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clearwater Elementary (math 42% / reading 47%, grade F, #226 of 597 statewide, top 40%, 370 students, 100% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools average 81% FRL vs 54% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 51% at this address vs 38% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Aiken 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 361 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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 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?
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: 1.10% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.94% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-7,458
• Equity at exit: $17,877

10-year hold

• IRR: 4.9%
• Equity multiple: 1.38×
• Total profit: $12,718
• Equity at exit: $10,367

Cash invested: $33,572 (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 29841

• Rents YoY: 3.9%
• Active inventory: 361
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$199 /mo · $2,393/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $167

Break-even live

Break-even rent $1,112

Max offer price $119,900

Occupancy floor 82%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
752 Calvin TER Belvedere, SC	2.0	1.0–2.0	783	$1,729	$2.21	14d	25	0.89mi
419 Bradleyville Rd North Augusta, SC	2.0	1.5	864	$960	$1.11	23d	1	1.47mi
419 Bradleyville Rd North Augusta, SC	2.0	1.5	864	$960	$1.11	14d	1	1.47mi

Listing history 25 events

1. 2026-06-18
   days on market $119,900 Active 38 DOM
2. 2026-06-17
   days on market $119,900 Active 37 DOM
3. 2026-06-16
   days on market $119,900 Active 36 DOM
4. 2026-06-15
   days on market $119,900 Active 35 DOM
5. 2026-06-14
   days on market $119,900 Active 33 DOM
6. 2026-06-13
   days on market $119,900 Active 32 DOM
7. 2026-06-10
   days on market $119,900 Active 30 DOM
8. 2026-06-09
   days on market $119,900 Active 29 DOM
9. 2026-06-08
   days on market $119,900 Active 28 DOM
10. 2026-06-07
    days on market $119,900 Active 27 DOM
11. 2026-06-03
    days on market $119,900 Active 23 DOM
12. 2026-06-02
    days on market $119,900 Active 22 DOM
13. 2026-06-01
    days on market $119,900 Active 21 DOM
14. 2026-05-31
    days on market $119,900 Active 20 DOM
15. 2026-05-30
    pricedays on market $119,900 Active 19 DOM
16. 2026-05-12
    price $124,900
17. 2026-05-11
    historical
18. 2026-03-26
    status Active
19. 2026-03-26
    historical
20. 2026-03-04
    status Active
21. 2026-03-04
    price $134,900
22. 2026-02-15
    historical
23. 2026-01-20
    listed $139,900 Active
24. 2026-01-19
    listed $134,900 Active
25. 2022-06-27
    soldstatus $155,000

ⓘ 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: $2,393 · $199/mo
• Projected year-2 tax: $2,393 · $199/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 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,880
• − Mortgage interest: −$6,716
• − Property taxes: −$2,393
• − Insurance: −$600
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$3,488
• Taxable income: $143
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $1,974/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: Aiken 01
• NCES district ID: 4500720
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $45,081
• Composite: 31.91/100
• National rank: #5857
• State rank: #36 of 80 in SC

Livability — Clearwater

• Score: 58/100
• State rank: #263
• US rank: #21161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clearwater, SC
• County: Aiken County · 116,534 people
• City population: 50,543
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 32,342
• Household income: $71,606
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 870.0

Population outlook (Aiken County) Hauer SSP2

• Today (2025): 178,003 people
• By 2030: 182,876 · +2.7%
• By 2040: 189,970 · +6.7%
• By 2050: 193,840 · +8.9%
• By 2075: 199,453 · +12.1%
• By 2100: 192,403 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 3% · Canada, Guatemala, Jamaica
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Aiken

• 2024 margin: Strong R (+25.9) · D 36.4% · R 62.2% · Other 1.4%
• 2008→2024 swing: -1.9pp toward R · 2008: -24.0pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+22.7 2016: R+27.5 2012: R+26.0 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -180.37%
• Current HPI: 237.1442
• Rent YoY: ▲ 3.94%
• Metro: Augusta-Richmond County, GA-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

-19.4% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $124,900 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-04 Relisted — Hive MLS
• 2026-03-04 Price Changed $134,900 Hive MLS
• 2026-02-15 Listing Removed — Hive MLS
• 2026-01-20 Listed $139,900 Hive MLS
• 2026-01-19 Listed $134,900 Hive MLS
• 2022-06-27 Sold (Public Records) $155,000 Public Records

Property tax history

+21.8%/yr

Latest (2025): $2,393 · +8.1% YoY. Source: county tax records.