211 Hayden St · Walterboro, SC 29488

$130,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 31 Days on market

Manufactured home Built 1995 Average condition 0.34 ac lot $122/sqft · 13% below area Est $150k · 13% under

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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 +29.6/30.0
• ARV discount +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -5.9

Listing remarks

Discover comfort and convenience in this well-maintained 3-bedroom, 2-bath mobile home. Featuring an open-concept living area, a bright kitchen with ample cabinet space, and a split-bedroom floor plan for added privacy. The primary suite includes a full bath and closet space. Perfect for first-time buyers, downsizing, or investment. Affordable, functional, and ready for its next owner.

Key facts

• 0.34 acre lot
• Built 1995
• Listed 30 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.4% in Walterboro — 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 57/100 on livability (#269 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Colleton 01 (rural): math 13% / reading 28% proficiency, ranked #69 of 80 in SC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northside Elementary (math 14% / reading 22%, grade F, #508 of 597 statewide, top 86%, 452 students, 100% FRL); Colleton County Middle (math 8% / reading 18%, grade F, #210 of 229 statewide, top 93%, 1,121 students, 100% FRL); Colleton County High (math 28% / reading 80%, grade C-, #137 of 196 statewide, top 70%, 1,497 students, 100% FRL) — zoned schools average 100% FRL vs 69% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 292 active listings in the ZIP; 50 units permitted in Colleton County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($47k/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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Colleton County population projected at -28% 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 10733% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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 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?
4. 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?
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: 1.21% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.42%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

• ARV (median comp): $150,000
• List price: $130,000
• Delta: -13.33%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Poplar St	0.27mi	3/1.0	1,126 (+6%)	6mo	$175,000	$155	69
708 Francis St	0.68mi	3/1.0	1,081 (+2%)	2mo	$85,000	$79	60
227 Bailey St	0.64mi	3/1.5	1,025 (-4%)	4mo	$207,000	$202	58
286 Jonathan Ln	1.01mi	3/2.0	1,120 (+5%)	1mo	$150,000	$134	55
1375 Peurifoy Rd	1.04mi	3/1.0	1,025 (-4%)	5mo	$185,000	$180	51
108 Franklin St	1.03mi	3/1.0	1,100 (+3%)	6mo	$210,000	$191	50
209 Grayson St	1.35mi	3/1.0	1,147 (+8%)	0mo	$209,900	$183	48
132 Franklin St	0.98mi	3/1.0	992 (-7%)	4mo	$67,000	$68	46
105 Tracy St	1.14mi	2/2.0 (-1)	1,167 (+10%)	1mo	$275,000	$236	43
309 Padgett Loop	0.80mi	2/1.0 (-1)	1,013 (-5%)	6mo	$135,000	$133	43
221 Brownlehe St	1.24mi	2/1.0 (-1)	1,134 (+7%)	4mo	$195,000	$172	42
111 Carver St	1.12mi	2/1.0 (-1)	864 (-19%)	4mo	$148,000	$171	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $8,674
• Equity at exit: $19,383

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $45,710
• Equity at exit: $11,240

Cash invested: $36,400 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $141,000 ($138/sqft)
• Median days on market: 16 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +2.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29488

• Home prices YoY: -33.6%
• Active inventory: 292
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$54
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $468

Break-even live

Break-even rent $986

Max offer price $130,000

Occupancy floor 65%

Sensitivity live

Price	-10% $541	-5% $505	+0% $468	+5% $431	+10% $394
Rent	-10% $343	-5% $405	+0% $468	+5% $530	+10% $592
Rate	-1.0pp $533	-0.5pp $501	base $468	+0.5pp $434	+1.0pp $400

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: $32,500
• Closing costs: $3,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-wide manufactured/mobile homeOne level
• Construction: Vinyl skirting
• Exterior features: Located in the Hampton Drive subdivisionNo other detached structures on the propertyFee simple ownership

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating
• Interior features: Central heating

Listing history 7 events

1. 2026-06-08
   days on market $130,000 Active 31 DOM
2. 2026-06-08
   days on market $130,000 Active 30 DOM
3. 2026-06-04
   days on market $130,000 Active 26 DOM
4. 2026-06-02
   days on market $130,000 Active 25 DOM
5. 2026-06-01
   days on market $130,000 Active 24 DOM
6. 2026-05-31
   days on market $130,000 Active 23 DOM
7. 2026-05-08
   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: $512 · $43/mo
• Projected year-2 tax: $741 · $62/mo
• Expected delta: +$229/yr (+$19/mo · 44.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $18,931
• − Mortgage interest: −$7,282
• − Property taxes: −$512
• − Insurance: −$650
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$3,782
• Taxable income: $3,676
• Est. tax owed @ 24.0%: −$882
• After-tax cash flow: $4,730/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.

Condition & rehab AI · 9 photos

Average 55/100 Cosmetic rehab Est. rehab $5,320–$15,960 screening

A well-maintained 3-bedroom, 2-bath mobile home with average condition, offering potential for cosmetic upgrades to boost its value.

Repairs flagged

• Minor Kitchen cabinets — Some cabinets appear slightly worn
• Minor Bathroom fixtures — Standard fixtures may need updating

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen countertops — Modern countertops improve functionality and resale value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Northside Elementary F SC #508/597 Nat'l #34,815/41,679 Middle Colleton County Middle F SC #210/229 Nat'l #12,966/14,009 High Colleton County High C- SC #137/196 Nat'l #4,773/17,239

Schools (NCES district)

• District: Colleton 01
• NCES district ID: 4501830
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $33,128
• Composite: 16.66/100
• National rank: #9171
• State rank: #69 of 80 in SC

D Composite livability gradescore 57/100

Livability — Walterboro

• Score: 57/100
• State rank: #269
• US rank: #21618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Colleton · 34,932 people
• City population: 22,367
• Population (ZIP): 22,367
• Household income: $47,083
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 10% of renters

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Population outlook (Colleton County) Hauer SSP2

• Today (2025): 34,932 people
• By 2030: 33,078 · -5.3%
• By 2040: 29,017 · -16.9%
• By 2050: 25,029 · -28.3%
• By 2075: 16,894 · -51.6%
• By 2100: 10,518 · -69.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Black 38% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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Political lean MEDSL · Colleton

• 2024 margin: R (+18.2) · D 40.4% · R 58.5% · Other 1.1%
• 2008→2024 swing: -18.7pp toward R · 2008: 0.5pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+9.5 2016: R+8.5 2012: D+0.2 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.20%
• Current HPI: 235.1237
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-wide manufactured/mobile homeOne level
• Construction: Vinyl skirting
• Exterior features: Located in the Hampton Drive subdivisionNo other detached structures on the propertyFee simple ownership

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating
• Interior features: Central heating

Price history

-99.1% since first listed

3 events — show timeline

• 2026-06-09 Listed for Rent $1,200 CHARLESTONMLS
• 2026-06-08 Listing Removed — Charleston Trident MLS
• 2026-05-08 Listed $130,000 Charleston Trident MLS

Property tax history

+2.1%/yr

Latest (2025): $512 · +3.9% YoY. Source: county tax records.