2952 Stoney Hill Rd · Prosperity, SC 29127

$249,900

3 bd · 2.0 ba · 2,028 sqft · SingleFamily public records · 212 Days on market

Built 1970 1.20 ac lot

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCED:This expansive ranch-style home, constructed entirely of brick, is situated on an unbounded 1.2 acres in the picturesque Stoney Hill area of Prosperity, SC. The residence boasts over 2,000 square feet of generous living space, featuring 3 bedrooms with the potential for a 4th. It includes two full bathrooms and a 2-car garage. The exterior showcases a fenced yard, a detached carport, and a storage building. Experience the tranquility of country living while being just 10 minutes away from shopping, 30 minutes from Columbia, and mere minutes from the recreational opportunities at Lake Murray. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may ap

Key facts

• Fenced back yard
• Detached carport
• Storage building

Tags

• RANCH STYLE BRICK HOME
• FENCED BACK YARD
• STORAGE BUILDING
• DETACHED CARPORT

Property features AI

Finance

• Other: Property sits on approximately 1.2 acres

Exterior

• Parking: Attached garage with 2 spaces (main level)
• Utilities: Well water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation on all sides; Rear aluminum fencing; Paved road access

Interior

• Kitchen: Wood-natural cabinets; Free-standing range; Dishwasher
• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Central electric heating
• Interior features: Fireplace in the great room; Free-standing range; Dishwasher
• Laundry & utility: Laundry in utility room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $26 ($307/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 $222k (11.2% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#48 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D+, amenities F, commute F.
• Newberry 01 (rural): math 32% / reading 40% proficiency, ranked #40 of 80 in SC (top 50%) — 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.
• Zoned schools: Mid-Carolina High (math 67% / reading 89%, grade A-, #27 of 196 statewide, top 13%, 723 students, 60% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 78% at this address vs 36% district-wide (+42 pts) — the actual schools serving this property are materially stronger than the Newberry 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 152 active listings in the ZIP; 155 units permitted in Newberry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Newberry County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $250k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 46% 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 $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 1970 — 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. 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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.4

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: 0.45×
• Total profit: $-38,830
• Equity at exit: $37,261

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-31,574
• Equity at exit: $21,607

Cash invested: $69,972 (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 29127

• Home prices YoY: -33.4%
• Active inventory: 152
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,220 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$314 /mo · $3,764/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $26

Break-even live

Break-even rent $2,188

Max offer price $249,900

Occupancy floor 94%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-13
   status Pending
2. 2026-04-28
   historical Active - Contingent
3. 2026-04-21
   price $249,900
4. 2026-03-08
   price $299,900
5. 2026-01-17
   price $329,900
6. 2025-10-13
   listed $354,900 Active
7. 1997-02-28
   soldstatus $70,000

ⓘ 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: $3,764 · $314/mo
• Projected year-2 tax: $3,764 · $314/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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,642
• − Mortgage interest: −$13,998
• − Property taxes: −$3,764
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$7,270
• Taxable loss: −$3,903
• Est. tax savings @ 24.0%: +$937
• After-tax cash flow: $1,244/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: Newberry 01
• NCES district ID: 4503030
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $40,892
• Composite: 30.28/100
• National rank: #6282
• State rank: #40 of 80 in SC

Livability — Prosperity

• Score: 71/100
• State rank: #48
• US rank: #6895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,215

Population outlook (Newberry County) Hauer SSP2

• Today (2025): 38,350 people
• By 2030: 38,259 · -0.2%
• By 2040: 37,487 · -2.3%
• By 2050: 36,219 · -5.6%
• By 2075: 32,400 · -15.5%
• By 2100: 27,201 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 24% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada, Guatemala
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Newberry

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.6% · Other 1.2%
• 2008→2024 swing: -16.8pp toward R · 2008: -17.6pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+24.1 2016: R+22.6 2012: R+14.3 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.95%
• Current HPI: 205.2888
• 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

+257.0% since first listed

7 events — show timeline

• 2026-05-13 Pending — Consolidated MLS
• 2026-04-28 Contingent — Consolidated MLS
• 2026-04-21 Price Changed $249,900 Consolidated MLS
• 2026-03-08 Price Changed $299,900 Consolidated MLS
• 2026-01-17 Price Changed $329,900 Consolidated MLS
• 2025-10-13 Listed $354,900 Consolidated MLS
• 1997-02-28 Sold (Public Records) $70,000 Public Records

Property tax history

+16.7%/yr

Latest (2025): $3,764 · +12.8% YoY. Source: county tax records.