241 Sunset St · Drayton, SC 29307

$84,900

3 bd · 1.5 ba · 744 sqft · Manufactured public records · 5 Days on market

Built 1977 0.47 ac lot Est $74k · 15% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Single Wide would make great investment opportunity for rental or starter home. sitting on almost 1/2 acre with a nice private fenced in back yard and a detached garage with electric. split bedroom floor plan, eat-in kitchen and nice size living room. NEWER HVAC unit and hot water tank installed in June of 2019 come see this one today!

Key facts

• New kitchen cabinets
• Updated flooring
• 0.47 acre lot

Tags

• PRIVATE FENCED BACKYARD
• SPLIT-BEDROOM FLOOR PLAN
• UPDATED FLOORING
• NEW KITCHEN CABINETS
• STANDALONE PANTRY CABINET
• REPLACED BACK PORCH ROOF

Property features AI

Exterior

• Parking: Detached garage (garage faces side); Paved parking; 1 garage space
• Utilities: Public water; Septic tank
• Home design: Single-wide mobile home; One level
• Construction: Aluminum siding; Metal roof
• Exterior features: Deck; Porch; Level lot

Interior

• Kitchen: Electric cooktop; Electric oven; Laminate countertops
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump (heating and cooling); Electric heating
• Interior features: Soaking tub; Laminate countertops; Electric water heater; Electric cooktop; Electric oven
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 14.4% vs local median 3.3% in Drayton — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Spartanburg 07 (urban): math 34% / reading 41% proficiency, ranked #39 of 80 in SC (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Drayton Mills Elementary (math 20% / reading 22%, grade F, #488 of 597 statewide, top 82%, 751 students, 100% FRL); Mccracken Middle (math 41% / reading 49%, grade D, #48 of 229 statewide, top 22%, 926 students, 78% FRL); Spartanburg High (math 67% / reading 79%, grade B+, #44 of 196 statewide, top 23%, 2,056 students, 85% FRL) — zoned schools average 88% FRL vs 62% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 275 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago 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 $34k; list at $85k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.73% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.07%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $73,656
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Sunset St	0.00mi	3/1.5	744 (0%)	0mo	$74,000	$99	100

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 · 0.64% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.82×
• Total profit: $19,531
• Equity at exit: $12,659

10-year hold

• IRR: 27.3%
• Equity multiple: 3.14×
• Total profit: $50,967
• Equity at exit: $7,341

Cash invested: $23,772 (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 29307

• Home prices YoY: -17.7%
• Rents YoY: 0.6%
• Active inventory: 275
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $576

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 56%

Sensitivity live

Price	-10% $635	-5% $605	+0% $576	+5% $547	+10% $517
Rent	-10% $460	-5% $518	+0% $576	+5% $634	+10% $692
Rate	-1.0pp $619	-0.5pp $598	base $576	+0.5pp $554	+1.0pp $532

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2096 E Main St Spartanburg, SC	1.0–3.0	1.0–1.5	859	$1,375	$1.60	15d	25	0.45mi
3900 Taggart Dr Spartanburg, SC	1.0–3.0	1.0–2.0	854	$1,295	$1.52	22d	3	1.49mi

Listing history 7 events

1. 2026-05-20
   listed $84,900 Active
2. 2019-07-30
   soldstatus $34,000 Sold In-House 343-char remark

   Show marketing remark (343 chars)

   This Single Wide would make great investment opportunity for rental or starter home. sitting on almost 1/2 acre with a nice private fenced in back yard and a detached garage with electric. split bedroom floor plan, eat-in kitchen and nice size living room. NEWER HVAC unit and hot water tank installed in June of 2019 come see this one today!

3. 2019-07-12
   status Pending 343-char remark

   Show marketing remark (343 chars)

   This Single Wide would make great investment opportunity for rental or starter home. sitting on almost 1/2 acre with a nice private fenced in back yard and a detached garage with electric. split bedroom floor plan, eat-in kitchen and nice size living room. NEWER HVAC unit and hot water tank installed in June of 2019 come see this one today!

4. 2019-07-10
   listed $45,000 Active 343-char remark

   Show marketing remark (343 chars)

   This Single Wide would make great investment opportunity for rental or starter home. sitting on almost 1/2 acre with a nice private fenced in back yard and a detached garage with electric. split bedroom floor plan, eat-in kitchen and nice size living room. NEWER HVAC unit and hot water tank installed in June of 2019 come see this one today!

5. 2017-11-17
   soldstatus $27,550 Sold In-House 141-char remark

   Show marketing remark (141 chars)

   Attention Investors!!! Mobile home 2 bedrooms, 1 bath with an office. Large 22x24 detached garage on a level lot. This is a great potential!

6. 2017-07-27
   status Pending 141-char remark

   Show marketing remark (141 chars)

   Attention Investors!!! Mobile home 2 bedrooms, 1 bath with an office. Large 22x24 detached garage on a level lot. This is a great potential!

7. 2017-07-18
   listed $33,500 Active 141-char remark

   Show marketing remark (141 chars)

   Attention Investors!!! Mobile home 2 bedrooms, 1 bath with an office. Large 22x24 detached garage on a level lot. This is a great potential!

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,661
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$2,470
• Taxable income: $5,911
• Est. tax owed @ 24.0%: −$1,419
• After-tax cash flow: $5,492/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: Spartanburg 07
• NCES district ID: 4503660
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $35,825
• Composite: 31.04/100
• National rank: #6087
• State rank: #39 of 80 in SC

Livability — Drayton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Drayton, SC
• County: Spartanburg County · 258,607 people
• City population: 227
• Metro: Spartanburg, SC
• Population (ZIP): 19,115
• Household income: $65,850
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 438.0

Population outlook (Spartanburg County) Hauer SSP2

• Today (2025): 325,495 people
• By 2030: 338,800 · +4.1%
• By 2040: 363,471 · +11.7%
• By 2050: 384,156 · +18.0%
• By 2075: 430,137 · +32.1%
• By 2100: 442,733 · +36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 4% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Spartanburg

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.2%
• 2008→2024 swing: -12.0pp toward R · 2008: -21.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+27.3 2016: R+30.0 2012: R+23.1 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.58%
• Current HPI: 244.9855
• Rent YoY: ▲ 0.64%
• Metro: Spartanburg, 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

+153.4% since first listed

7 events — show timeline

• 2026-05-20 Listed $84,900 SPMLS
• 2019-07-30 Sold (MLS) $34,000 SPMLS
• 2019-07-12 Pending — SPMLS
• 2019-07-10 Listed $45,000 SPMLS
• 2017-11-17 Sold (MLS) $27,550 SPMLS
• 2017-07-27 Pending — SPMLS
• 2017-07-18 Listed $33,500 SPMLS