20 Hammond Dr · Trenton, SC 29847

$149,900

3 bd · 2.0 ba · 1,116 sqft · SingleFamily · 12 Days on market

Built 2011 1.21 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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2011 Year Model Approximately 1116 Sq Ft 3 Bedroom 2 Full Bath Manufactured Home. Living Room, Eat in Kitchen with Range, Refrigerator and Dishwasher. Central Heat and Air, Permanent Foundation, Large 1 Acre Lot, Private Well and Septic.

Key facts

• Large 1 acre lot
• Private well
• Eat in kitchen

Tags

• EAT IN KITCHEN
• PERMANENT FOUNDATION
• LARGE 1 ACRE LOT
• PRIVATE WELL
• SEPTIC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (20.1% below list).
• Recommended offer: $120k (20.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#291 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Edgefield 01 (rural): math 26% / reading 39% proficiency, ranked #48 of 80 in SC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 181 units permitted in Edgefield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Edgefield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,782 (20.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.58×
• Total profit: $-17,621
• Equity at exit: $35,500

10-year hold

• IRR: -2.9%
• Equity multiple: 0.74×
• Total profit: $-11,073
• Equity at exit: $36,698

Cash invested: $41,972 (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 29847

• Home prices YoY: -0.5%
• Active inventory: 54
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-90

Break-even live

Break-even rent $1,311

Max offer price $136,928

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-27
   status Pending
2. 2026-03-15
   listed $149,900 Active

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,374
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$4,361
• Taxable loss: −$3,681
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $-192/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: Edgefield 01
• NCES district ID: 4502070
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $44,958
• Composite: 27.75/100
• National rank: #6897
• State rank: #48 of 80 in SC

Livability — Trenton

• Score: 56/100
• State rank: #291
• US rank: #22623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,925

Population outlook (Edgefield County) Hauer SSP2

• Today (2025): 26,188 people
• By 2030: 25,803 · -1.5%
• By 2040: 24,658 · -5.8%
• By 2050: 23,034 · -12.0%
• By 2075: 19,448 · -25.7%
• By 2100: 15,301 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 33% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 2% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Edgefield

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.3% · Other 1.2%
• 2008→2024 swing: -20.9pp toward R · 2008: -10.9pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+24.3 2016: R+20.2 2012: R+13.3 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.09%
• Current HPI: 236.0795
• 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

2 events — show timeline

• 2026-03-27 Pending — AMLS
• 2026-03-15 Listed $149,900 AMLS

Property tax history

+1.5%/yr

Latest (2025): $33 · +10.0% YoY. Source: county tax records.