447 Annie Ln · Sellers, SC 29565

$55,000

4 bd · 2.0 ba · 1,680 sqft · Other · 132 Days on market

Built 1998 1.50 ac lot

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Looking for your next project or rental investment? This 4 bedroom, 2 bath 1998 double wide sits on 1.5 acres in Latta, SC and offers a great opportunity to add value with updates and improvements. No HOA!!!! Inside, the home features a spacious layout with plenty of room to rework and modernize. Outside you’ll find a workshop with electricity and a covered carport, perfect for tools, equipment, storage, hobbies, or small business use. The large lot provides privacy and room to spread out, garden, park vehicles, or expand outdoor living space.

Key facts

• Covered carport
• Large lot
• 1.5 acre lot

Tags

• WORKSHOP WITH ELECTRICITY
• COVERED CARPORT
• LARGE LOT

Property features AI

Finance

• Other: Property for sale; Pets allowed (owner only also indicated)
• HOA & community: Monthly association fees; Owner-allowed golf cart and motorcycle; Tenant-allowed golf cart and motorcycle; Pet restrictions; Community allows golf carts; Long-term and short-term rentals allowed

Exterior

• Parking: Carport; Boat parking; RV access/parking; 6 total parking spaces
• Utilities: Electricity available; Private well water; Septic system (septic tank)
• Home design: Double wide mobile home; Located outside city limits; Rectangular lot
• Construction: Vinyl siding; Crawlspace foundation; Resale property
• Exterior features: Fence; Storage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Converted garage (used as a room)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Skylights; Split bedroom layout; Workshop; Bathtub; Separate shower; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#382 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Dillon 03 (rural): math 45% / reading 52% proficiency, ranked #18 of 80 in SC (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 41 units permitted in Dillon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $3k appreciation (5.8% local appreciation)).
• Dillon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $55k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 2.43% ✓
• Cap rate: 21.12%
• Cash-on-cash: 52.95%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.2%
• Equity multiple: 4.79×
• Total profit: $58,350
• Equity at exit: $33,700

10-year hold

• IRR: 58.3%
• Equity multiple: 9.96×
• Total profit: $138,012
• Equity at exit: $60,372

Cash invested: $15,400 (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 29565

• Home prices YoY: 7.4%
• Active inventory: 81
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $679

Break-even live

Break-even rent $475

Max offer price $55,000

Occupancy floor 44%

Sensitivity live

Price	-10% $711	-5% $695	+0% $679	+5% $664	+10% $648
Rent	-10% $574	-5% $627	+0% $679	+5% $732	+10% $785
Rate	-1.0pp $707	-0.5pp $693	base $679	+0.5pp $665	+1.0pp $651

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   statusdays on market $55,000 Pending 132 DOM
2. 2026-06-02
   days on market $55,000 Active Under Contract 129 DOM
3. 2026-06-01
   days on market $55,000 Active Under Contract 128 DOM
4. 2026-05-31
   days on market $55,000 Active Under Contract 127 DOM
5. 2026-05-30
   days on market $55,000 Active Under Contract 126 DOM
6. 2026-03-27
   price $55,000 556-char remark

   Show marketing remark (556 chars)

   Looking for your next project or rental investment? This 4 bedroom, 2 bath 1998 double wide sits on 1.5 acres in Latta, SC and offers a great opportunity to add value with updates and improvements. No HOA!!!! Inside, the home features a spacious layout with plenty of room to rework and modernize. Outside you’ll find a workshop with electricity and a covered carport, perfect for tools, equipment, storage, hobbies, or small business use. The large lot provides privacy and room to spread out, garden, park vehicles, or expand outdoor living space.

7. 2026-03-27
   status Active

   Show marketing remark (556 chars)

   Looking for your next project or rental investment? This 4 bedroom, 2 bath 1998 double wide sits on 1.5 acres in Latta, SC and offers a great opportunity to add value with updates and improvements. No HOA!!!! Inside, the home features a spacious layout with plenty of room to rework and modernize. Outside you’ll find a workshop with electricity and a covered carport, perfect for tools, equipment, storage, hobbies, or small business use. The large lot provides privacy and room to spread out, garden, park vehicles, or expand outdoor living space.

8. 2026-03-27
   price $55,000

   Show marketing remark (556 chars)

   Looking for your next project or rental investment? This 4 bedroom, 2 bath 1998 double wide sits on 1.5 acres in Latta, SC and offers a great opportunity to add value with updates and improvements. No HOA!!!! Inside, the home features a spacious layout with plenty of room to rework and modernize. Outside you’ll find a workshop with electricity and a covered carport, perfect for tools, equipment, storage, hobbies, or small business use. The large lot provides privacy and room to spread out, garden, park vehicles, or expand outdoor living space.

9. 2026-02-24
   historical Active Under Contract
10. 2026-01-24
    listed $65,000 Active 556-char remark

    Show marketing remark (556 chars)

    Looking for your next project or rental investment? This 4 bedroom, 2 bath 1998 double wide sits on 1.5 acres in Latta, SC and offers a great opportunity to add value with updates and improvements. No HOA!!!! Inside, the home features a spacious layout with plenty of room to rework and modernize. Outside you’ll find a workshop with electricity and a covered carport, perfect for tools, equipment, storage, hobbies, or small business use. The large lot provides privacy and room to spread out, garden, park vehicles, or expand outdoor living space.

11. 2026-01-24
    listed $65,000 Active

    Show marketing remark (556 chars)

    Looking for your next project or rental investment? This 4 bedroom, 2 bath 1998 double wide sits on 1.5 acres in Latta, SC and offers a great opportunity to add value with updates and improvements. No HOA!!!! Inside, the home features a spacious layout with plenty of room to rework and modernize. Outside you’ll find a workshop with electricity and a covered carport, perfect for tools, equipment, storage, hobbies, or small business use. The large lot provides privacy and room to spread out, garden, park vehicles, or expand outdoor living space.

12. 2004-01-12
    soldstatus $17,850

ⓘ 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: $763 · $64/mo
• Projected year-2 tax: $763 · $64/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,016
• − Mortgage interest: −$3,081
• − Property taxes: −$763
• − Insurance: −$275
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$1,600
• Taxable income: $7,735
• Est. tax owed @ 24.0%: −$1,856
• After-tax cash flow: $6,297/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: Dillon 03
• NCES district ID: 4501950
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 52% ▲ 8.00%
• Median HH income: $31,197
• Composite: 39.72/100
• National rank: #3901
• State rank: #18 of 80 in SC

Livability — Sellers

• Score: 44/100
• State rank: #382
• US rank: #26714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,460

Population outlook (Dillon County) Hauer SSP2

• Today (2025): 29,087 people
• By 2030: 27,713 · -4.7%
• By 2040: 24,772 · -14.8%
• By 2050: 21,836 · -24.9%
• By 2075: 15,165 · -47.9%
• By 2100: 9,849 · -66.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 48% Black 41% Two or more races 8% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Dillon

• 2024 margin: R (+10.8) · D 44.2% · R 55.0%
• 2008→2024 swing: -22.3pp toward R · 2008: 11.4pp · 2024: -10.8pp
• All cycles: 2024: R+10.8 2020: R+1.1 2016: D+1.7 2012: D+16.3 2008: D+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.75%
• Current HPI: 83.7204
• 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

+208.1% since first listed

7 events — show timeline

• 2026-03-27 Price Changed $55,000 RAGPD
• 2026-03-27 Relisted — CCAR
• 2026-03-27 Price Changed $55,000 CCAR
• 2026-02-24 Contingent — CCAR
• 2026-01-24 Listed $65,000 CCAR
• 2026-01-24 Listed $65,000 RAGPD
• 2004-01-12 Sold (Public Records) $17,850 Public Records

Property tax history

+11.8%/yr

Latest (2025): $763 · +3.5% YoY. Source: county tax records.