109 Desoto St · Calhoun Falls, SC 29628

$143,000

3 bd · 2.0 ba · 1,274 sqft · Manufactured public records · 53 Days on market

Built 1991 0.40 ac lot Est $132k · 8% over

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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 +13.8/30.0
• Appreciation +9.8/10.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• ARV discount +3.9/15.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover easy lake-country living in this charming 3-bedroom, 2-bath mobile home set on large lot with oversized deck, covered porch sitting on 0.4 acres in the heart of Calhoun Falls. This property offers an oversized carport, a versatile outdoor building, and plenty of room to enjoy the outdoors. Located just minutes from Savannah Lake and Lake Secession, and within an hour of Lake Greenwood, this home is perfectly positioned for anyone who loves boating, fishing, and weekend adventures on the water. Whether you're searching for a starter home, a downsizing option, or the ideal weekend lake retreat, you’ll appreciate the peaceful small-town setting, easy access to multiple lakes,

Key facts

• Covered porch
• Oversized carport
• Oversized deck

Tags

• OVERSIZED DECK
• COVERED PORCH
• OVERSIZED CARPORT
• VERSATILE OUTDOOR BUILDING
• MINUTES FROM SAVANNAH LAKE
• MINUTES FROM LAKE SECESSION

Property features AI

Finance

• Other: Horses allowed; City lot in a subdivision (0.4 acre)

Exterior

• Parking: Attached carport; Driveway; Two garage spaces
• Utilities: Public water; Water available; Public sewer
• Home design: Single-story; Double-wide mobile home; Faces Secession (water nearby)
• Construction: Cement siding; Composition/shingle roof; Crawlspace foundation; Built 31–50 years ago
• Exterior features: Deck; Front porch

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Plumbed for ice maker
• Bedrooms: Three main-level bedrooms
• Flooring: Laminate
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Dual sinks; Jack and Jill bathroom; Laminate countertops; Primary bedroom with bath; Shower-only bathroom; Separate shower; Walk-in closet(s); Walk-in shower; Low-threshold shower
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $143k.

Deal economics

• At list price, monthly cash flow is $14 ($172/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 $112k (21.8% below list).
• Recommended offer: $112k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#174 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools D-, amenities F.
• Abbeville 60 (rural): math 50% / reading 49% proficiency, ranked #15 of 80 in SC (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 145 units permitted in Abbeville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($989 loan paydown + $14k appreciation (9.5% local appreciation)).
• Abbeville County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($139k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,834 (21.8% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.78% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $132,496
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Thomas St	0.29mi	3/2.0	1,152 (-10%)	13mo	$120,000	$104	60
730 Anderson St	0.46mi	3/2.0	1,104 (-13%)	13mo	$93,000	$84	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.85×
• Total profit: $73,965
• Equity at exit: $123,749

10-year hold

• IRR: 21.0%
• Equity multiple: 6.39×
• Total profit: $215,836
• Equity at exit: $261,645

Cash invested: $40,040 (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 29628

• Home prices YoY: 4.5%
• Active inventory: 25
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$750
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $14

Break-even live

Break-even rent $1,100

Max offer price $143,000

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $143,000 Active 53 DOM
2. 2026-06-17
   days on market $143,000 Active 52 DOM
3. 2026-06-16
   days on market $143,000 Active 51 DOM
4. 2026-06-15
   days on market $143,000 Active 50 DOM
5. 2026-06-13
   days on market $143,000 Active 48 DOM
6. 2026-06-10
   days on market $143,000 Active 45 DOM
7. 2026-06-09
   days on market $143,000 Active 44 DOM
8. 2026-06-08
   days on market $143,000 Active 43 DOM
9. 2026-06-07
   pricedays on market $143,000 Active 42 DOM
10. 2026-06-03
    days on market $145,000 Active 38 DOM
11. 2026-06-03
    days on market $145,000 Active 37 DOM
12. 2026-06-01
    days on market $145,000 Active 36 DOM
13. 2026-05-31
    days on market $145,000 Active 35 DOM
14. 2026-04-26
    listed $145,000 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: $716 · $60/mo
• Projected year-2 tax: $815 · $68/mo
• Expected delta: +$99/yr (+$8/mo · 13.8%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,420
• − Mortgage interest: −$8,010
• − Property taxes: −$716
• − Insurance: −$715
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$4,160
• Taxable loss: −$2,329
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $731/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: Abbeville 60
• NCES district ID: 4500690
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $34,522
• Composite: 40.9/100
• National rank: #3618
• State rank: #15 of 80 in SC

Livability — Calhoun Falls

• Score: 63/100
• State rank: #174
• US rank: #15527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calhoun Falls, SC
• Population (ZIP): 2,405

Population outlook (Abbeville County) Hauer SSP2

• Today (2025): 24,141 people
• By 2030: 23,446 · -2.9%
• By 2040: 21,768 · -9.8%
• By 2050: 20,098 · -16.7%
• By 2075: 16,518 · -31.6%
• By 2100: 13,125 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (53%)
• Race & ethnicity: Black 53% White 43% Two or more races 4%
• Common ancestry: Italian 1% Lithuanian 1% Serbian 1%

Political lean MEDSL · Abbeville

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -27.2pp toward R · 2008: -15.2pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+33.1 2016: R+28.3 2012: R+13.4 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.51%
• Current HPI: 218.3679
• 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

• 2026-04-26 Listed $145,000 WUMLS

Property tax history

+24.0%/yr

Latest (2023): $716 · +4.4% YoY. Source: county tax records.