118 Frandeenas Ct · Prosperity, SC 29127

$223,900

3 bd · 2.0 ba · 1,836 sqft · Manufactured public records · 6 Days on market

Built 2001 0.89 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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• 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

This beautiful home is move in ready and has been completely renovated. The new buyers can enjoy a brand new roof, HVAC unit, fresh paint, upgraded floors, updated plumbing and electric, new hot water heater, additionally remodeled bathrooms and kitchen with brand new appliances. On top of the property being top notch, the location brings peace and privacy. There are 2 entrances into the home, a long driveway and carport for lots of parking. There is a back porch for entertaining and fun summer nights with friends and family. Additionally, there is a fenced in area in the backyard for pets. No HOA restrictions. You have plenty of room for a garden or chickens. Enjoy the country life sipping

Key facts

• Upgraded floors
• Fresh paint
• Updated electric

Tags

• NEW ROOF
• HVAC UNIT
• FRESH PAINT
• UPGRADED FLOORS
• UPDATED PLUMBING
• UPDATED ELECTRIC

Property features AI

Finance

• Other: Approximately 0.893 acres

Exterior

• Parking: Detached carport
• Utilities: Well water; Septic sewer
• Home design: Single-family property (detached); Entry at main level
• Construction: Crawlspace foundation
• Exterior features: Other exterior finish; Paved road access

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $224k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $224k).

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: Little Mountain Elementary (math 52% / reading 52%, grade C-, #145 of 597 statewide, top 26%, 396 students, 100% FRL); Mid-Carolina High (math 67% / reading 89%, grade A-, #27 of 196 statewide, top 13%, 723 students, 60% FRL) — zoned schools average 80% FRL vs 60% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 65% at this address vs 36% district-wide (+29 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $100k; list at $224k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 47% 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 $223,900

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. 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?
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 8.3

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-21,781
• Equity at exit: $33,384

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-200
• Equity at exit: $19,359

Cash invested: $62,692 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,246 medium
• Mortgage (P&I): −$1,174
• Tax est. 1.5%: −$280 /mo · $3,358/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $227

Break-even live

Break-even rent $1,959

Max offer price $223,900

Occupancy floor 85%

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: $55,975
• Closing costs: $6,717
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-13
   remarks 699-char remark
2. 2026-06-13
   listed $223,900 Pending 6 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% 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: $26,954
• − Mortgage interest: −$12,542
• − Property taxes: −$3,358
• − Insurance: −$1,120
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − Depreciation: −$6,513
• Taxable loss: −$892
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $2,940/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

+49.3% since first listed

7 events — show timeline

• 2026-06-10 Pending — Consolidated MLS
• 2026-06-10 Relisted — Consolidated MLS
• 2026-05-12 Delisted — Consolidated MLS
• 2026-05-06 Listed $223,900 Consolidated MLS
• 2026-03-20 Sold (Public Records) $100,000 Public Records
• 2026-02-18 Pending — Consolidated MLS
• 2025-12-19 Listed $150,000 Consolidated MLS

Property tax history

+338.2%/yr

Latest (2014): $337 · +338.2% YoY. Source: county tax records.