6712 E Peach Rd · Ridgeway, SC 29130-0000

$116,000

4 bd · 2.0 ba · 1,392 sqft · Manufactured public records · 117 Days on market

Built 1998 0.40 ac lot ↓ 7% since listing

---

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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great locatation affordable home. Spacious 4 bed rooms, 2 bathroom detitled manufacture home. It has small forest on the back. Easy access to Highway 77. 9 minutes to the new Scott Motor Plant at Blythewood. This can be an affordable home for firs time homeowner or investment for landlord. Roof replaced in 2025. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Roof replaced
• 0.4 acre lot
• Built 1998

Tags

• EASY ACCESS TO HIGHWAY 77
• 9 MINUTES TO SCOTT MOTOR PLANT
• ROOF REPLACED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Paved road access

Interior

• Bedrooms: Master bedroom on the main level; Bedroom 2 on the main level; Bedroom 3 on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Total heated area 1,392
• Interior features: Central heating and central cooling

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $116k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $106k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#199 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: crime C-, employment D, amenities F.
• Fairfield 01 (rural): math 26% / reading 38% proficiency, ranked #53 of 80 in SC (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fairfield Elementary (math 16% / reading 17%, grade F, #535 of 597 statewide, top 90%, 463 students, 100% FRL); Fairfield Middle (math 17% / reading 29%, grade F, #171 of 229 statewide, top 76%, 337 students, 100% FRL); Fairfield Central High (math 37% / reading 77%, grade C, #120 of 196 statewide, top 64%, 662 students, 100% FRL) — zoned schools average 100% FRL vs 80% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP; 91 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($802 loan paydown + $3k appreciation (3.0% local appreciation)).
• Fairfield County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 117 days — a 9% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,560 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.12% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.5

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: 17.7%
• Equity multiple: 2.01×
• Total profit: $32,788
• Equity at exit: $52,159

10-year hold

• IRR: 19.1%
• Equity multiple: 3.78×
• Total profit: $90,298
• Equity at exit: $80,383

Cash invested: $32,480 (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 29130-0000

• Active inventory: 12
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $296

Break-even live

Break-even rent $919

Max offer price $116,000

Occupancy floor 72%

Sensitivity live

Price	-10% $361	-5% $329	+0% $296	+5% $263	+10% $230
Rent	-10% $194	-5% $245	+0% $296	+5% $347	+10% $398
Rate	-1.0pp $354	-0.5pp $325	base $296	+0.5pp $266	+1.0pp $235

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $116,000 Active 117 DOM
2. 2026-06-18
   days on market $116,000 Active 114 DOM
3. 2026-06-17
   days on market $116,000 Active 113 DOM
4. 2026-06-16
   days on market $116,000 Active 112 DOM
5. 2026-06-15
   days on market $116,000 Active 111 DOM
6. 2026-06-14
   days on market $116,000 Active 109 DOM
7. 2026-06-13
   days on market $116,000 Active 108 DOM
8. 2026-06-10
   days on market $116,000 Active 106 DOM
9. 2026-06-09
   days on market $116,000 Active 105 DOM
10. 2026-06-08
    days on market $116,000 Active 104 DOM
11. 2026-06-07
    days on market $116,000 Active 103 DOM
12. 2026-06-03
    days on market $116,000 Active 99 DOM
13. 2026-06-03
    days on market $116,000 Active 98 DOM
14. 2026-06-01
    days on market $116,000 Active 97 DOM
15. 2026-05-31
    days on market $116,000 Active 96 DOM
16. 2026-04-16
    status Active
17. 2026-04-09
    historical Active - Contingent
18. 2026-02-24
    listed $116,000 Active
19. 2026-02-15
    historical
20. 2026-01-20
    status Active
21. 2025-10-07
    status Pending
22. 2025-09-22
    historical Active - Contingent
23. 2025-09-04
    price $115,000
24. 2025-06-19
    listed $125,000 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: $835 · $70/mo
• Projected year-2 tax: $835 · $70/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 ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,524
• − Mortgage interest: −$6,498
• − Property taxes: −$835
• − Insurance: −$580
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$3,375
• Taxable income: $1,754
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $3,129/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: Fairfield 01
• NCES district ID: 4502100
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 38% ▲ 4.00%
• Median HH income: $34,836
• Composite: 26.37/100
• National rank: #7232
• State rank: #53 of 80 in SC

Livability — Ridgeway

• Score: 62/100
• State rank: #199
• US rank: #17274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-7.2% since first listed

9 events — show timeline

• 2026-04-16 Relisted — Consolidated MLS
• 2026-04-09 Contingent — Consolidated MLS
• 2026-02-24 Listed $116,000 Consolidated MLS
• 2026-02-15 Delisted — Consolidated MLS
• 2026-01-20 Relisted — Consolidated MLS
• 2025-10-07 Pending — Consolidated MLS
• 2025-09-22 Contingent — Consolidated MLS
• 2025-09-04 Price Changed $115,000 Consolidated MLS
• 2025-06-19 Listed $125,000 Consolidated MLS

Property tax history

+10.5%/yr

Latest (2025): $835 · +316.6% YoY. Source: county tax records.