337 Tunnel Rd · Harleyville, SC 29448

$133,000

3 bd · 2.0 ba · 2,179 sqft · Manufactured public records · 23 Days on market

Built 1990

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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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Appreciation +6.3/10.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

& quot; & quot; This 3 bed 2 bath Double wide sits on a 0.4 acre land with 2 179 sq ft. It has a Master suite and laundry hook up. Fire place with sliding back door. & quot; & quot; & quot; & quot; & quot; & quot;

Key facts

• Built 1990
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $133k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $133k).
• Recommended offer: $131k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.0% in Harleyville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#189 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Dorchester 04 (rural): math 17% / reading 33% proficiency, ranked #62 of 80 in SC (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 26 active listings in the ZIP; 1,199 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($920 loan paydown + $4k appreciation (2.6% local appreciation)).
• Dorchester County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($131k) 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 $131,005 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.07% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.66×
• Total profit: $24,680
• Equity at exit: $57,200

10-year hold

• IRR: 14.2%
• Equity multiple: 3.03×
• Total profit: $75,521
• Equity at exit: $86,180

Cash invested: $37,240 (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 29448

• Home prices YoY: 1.0%
• Active inventory: 26
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,428 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $174

Break-even live

Break-even rent $1,208

Max offer price $133,000

Occupancy floor 83%

Sensitivity live

Price	-10% $249	-5% $211	+0% $174	+5% $136	+10% $98
Rent	-10% $61	-5% $117	+0% $174	+5% $230	+10% $286
Rate	-1.0pp $241	-0.5pp $208	base $174	+0.5pp $139	+1.0pp $104

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $133,000 Active 23 DOM
2. 2026-06-17
   days on market $133,000 Active 22 DOM
3. 2026-06-16
   days on market $133,000 Active 21 DOM
4. 2026-06-15
   days on market $133,000 Active 20 DOM
5. 2026-06-13
   days on market $133,000 Active 18 DOM
6. 2026-06-10
   days on market $133,000 Active 15 DOM
7. 2026-06-09
   days on market $133,000 Active 14 DOM
8. 2026-06-08
   days on market $133,000 Active 13 DOM
9. 2026-06-07
   days on market $133,000 Active 12 DOM
10. 2026-06-03
    days on market $133,000 Active 8 DOM
11. 2026-06-03
    days on market $133,000 Active 7 DOM
12. 2026-06-01
    days on market $133,000 Active 6 DOM
13. 2026-05-31
    days on market $133,000 Active 5 DOM
14. 2026-05-26
    listed $133,000 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: $2,415 · $201/mo
• Projected year-2 tax: $2,415 · $201/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 8/10 Severe 7 d/yr ≥108°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: $17,132
• − Mortgage interest: −$7,450
• − Property taxes: −$2,415
• − Insurance: −$665
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$3,869
• Taxable loss: −$9
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $2,086/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: Dorchester 04
• NCES district ID: 4500002
• Math proficiency: 17% ▼ -18.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $36,082
• Composite: 20.67/100
• National rank: #8533
• State rank: #62 of 80 in SC

Livability — Harleyville

• Score: 62/100
• State rank: #189
• US rank: #16485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,224

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 186,982 people
• By 2030: 203,967 · +9.1%
• By 2040: 237,160 · +26.8%
• By 2050: 267,479 · +43.1%
• By 2075: 333,025 · +78.1%
• By 2100: 366,560 · +96.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 23% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Portuguese 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 93% English-only · Spanish 6% Chinese 1%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.8% · R 56.4% · Other 1.9%
• 2008→2024 swing: +0.9pp no change · 2008: -15.5pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+10.5 2016: R+17.5 2012: R+16.0 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.65%
• Current HPI: 270.8093
• 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

• 2026-05-26 Listed $133,000 FSBO.com

Property tax history

+30.7%/yr

Latest (2025): $2,415 · +1.7% YoY. Source: county tax records.