597 Forest Hills Dr · Winnsboro, SC 29180

$115,000

4 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 83 Days on market

Built 1998 0.39 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 4-bedroom, 2-bath home conveniently located near downtown Winnsboro! Nestled on a spacious lot, this property features a welcoming front porch and a functional layout designed for comfortable everyday living. Step inside to find updated luxury vinyl plank flooring flowing through much of the home, leading into a large kitchen with an eat-in dining area, perfect for gathering and daily meals. The primary suite includes a private bath, while three additional bedrooms provide flexibility for a variety of needs. Outside, enjoy the generous yard space along with a storage shed for added convenience. With public water and sewer, central heating and cooling, and easy acces

Key facts

• Eat-in dining area
• Large kitchen
• Storage shed

Tags

• LARGE KITCHEN
• EAT-IN DINING AREA
• GENEROUS YARD SPACE
• STORAGE SHED
• PUBLIC WATER AND SEWER
• CENTRAL HEATING AND COOLING

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Front uncovered porch; Shed on property; Paved road access; Property faces northwest

Interior

• Kitchen: Eat-in kitchen with Formica countertops and painted cabinets; Free-standing range; Dishwasher
• Bedrooms: Master bedroom on main level with private bath, tub/shower and walk-in closet; All additional bedrooms on main level with private closets
• Flooring: Luxury vinyl plank flooring throughout main living areas and bedrooms; Laminate floor in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Luxury vinyl plank flooring in living areas; Heated laundry space; Formica countertops; Painted kitchen cabinets; Eat-in kitchen; Free-standing range; Dishwasher; Electric water heater
• Laundry & utility: Heated laundry space; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#320 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, amenities F, commute 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 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.
• Zoned-school proficiency averages 57% at this address vs 32% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Fairfield 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 75 active listings in the ZIP; lower-income renter base — watch delinquency; 91 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.36% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.38%
• DSCR: 1.82
• GRM: 6.1

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: 10.1%
• Equity multiple: 1.40×
• Total profit: $12,775
• Equity at exit: $17,147

10-year hold

• IRR: 19.2%
• Equity multiple: 2.60×
• Total profit: $51,549
• Equity at exit: $9,943

Cash invested: $32,200 (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 29180

• Home prices YoY: -30.7%
• Active inventory: 75
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $493

Break-even live

Break-even rent $942

Max offer price $115,000

Occupancy floor 64%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 83 DOM
2. 2026-06-17
   days on market $115,000 Active 82 DOM
3. 2026-06-16
   days on market $115,000 Active 81 DOM
4. 2026-06-15
   days on market $115,000 Active 80 DOM
5. 2026-06-14
   days on market $115,000 Active 78 DOM
6. 2026-06-13
   days on market $115,000 Active 77 DOM
7. 2026-06-10
   days on market $115,000 Active 75 DOM
8. 2026-06-09
   days on market $115,000 Active 74 DOM
9. 2026-06-08
   days on market $115,000 Active 73 DOM
10. 2026-06-07
    days on market $115,000 Active 72 DOM
11. 2026-06-03
    pricedays on market $115,000 Active 68 DOM
12. 2026-06-03
    days on market $130,000 Active 67 DOM
13. 2026-06-01
    days on market $130,000 Active 66 DOM
14. 2026-05-31
    days on market $130,000 Active 65 DOM
15. 2026-04-14
    status Active
16. 2026-04-03
    historical Active - Contingent
17. 2026-03-27
    listed $130,000 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: $1,120 · $93/mo
• Projected year-2 tax: $1,120 · $93/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 47% 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: $18,799
• − Mortgage interest: −$6,442
• − Property taxes: −$1,120
• − Insurance: −$575
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$3,345
• Taxable income: $4,309
• Est. tax owed @ 24.0%: −$1,034
• After-tax cash flow: $4,885/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 — Winnsboro

• Score: 54/100
• State rank: #320
• US rank: #23801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro, SC
• County: Fairfield County · 11,730 people
• City population: 11,730
• Metro: Columbia, SC
• Population (ZIP): 11,730
• Household income: $43,330
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 367.0

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 21,017 people
• By 2030: 19,778 · -5.9%
• By 2040: 16,973 · -19.2%
• By 2050: 14,251 · -32.2%
• By 2075: 9,195 · -56.2%
• By 2100: 5,722 · -72.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (56%)
• Race & ethnicity: Black 56% White 38% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Fairfield

• 2024 margin: D (+13.2) · D 56.0% · R 42.7% · Other 1.3%
• 2008→2024 swing: -18.4pp toward R · 2008: 31.7pp · 2024: 13.2pp
• All cycles: 2024: D+13.2 2020: D+22.7 2016: D+25.9 2012: D+31.6 2008: D+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.28%
• Current HPI: 135.9723
• Rent YoY: —
• Metro: Columbia, SC
• 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

3 events — show timeline

• 2026-04-14 Relisted — Consolidated MLS
• 2026-04-03 Contingent — Consolidated MLS
• 2026-03-27 Listed $130,000 Consolidated MLS

Property tax history

-0.5%/yr

Latest (2025): $1,120 · +18.7% YoY. Source: county tax records.