196 Garrett Rd · Clarks Hill, SC 29824

$130,000

4 bd · 2.0 ba · 2,432 sqft · SingleFamily public records · 183 Days on market

Built 1997 2.00 ac lot

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home needs work and updating. There is no water to property and buyer would need a well dug to get water to home. There is a large covered back deck and covered 4-car carport attached. This home has great potential to be a wonderful private home on 2 acres. Please call Dale Testino for lockbox code at 706-306-2118

Key facts

• Hvac
• Newer appliances
• New flooring

Tags

• 18X20 SHOP
• LARGE COVERED BACK DECK
• 4 CAR COVERED ATTACHED CARPORT
• NEWER APPLIANCES
• NEW FLOORING
• HVAC

Property features AI

Exterior

• Parking: Carport (4 spaces)
• Utilities: Electricity available; Septic tank; No listed public water source
• Home design: Manufactured home (residential); One level
• Construction: Aluminum siding; Block foundation; Shingle roof; Built on a single level
• Exterior features: Deck; Workshop (outbuilding); Wooded, corner lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fans; Forced air heating; Electric heating
• Interior features: Ceiling fans; Eat-in kitchen; Family room fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 36/100 on livability (#394 in SC) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute 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: 86 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 (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $76k; list at $130k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.09% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 7.7

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,074
• Equity at exit: $19,383

10-year hold

• IRR: 10.4%
• Equity multiple: 1.80×
• Total profit: $29,276
• 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 →

ZIP-level market 29824

• Home prices YoY: -26.3%
• Active inventory: 86
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$30 /mo · $363/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $349

Break-even live

Break-even rent $970

Max offer price $130,000

Occupancy floor 70%

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
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $130,000 Active 183 DOM
2. 2026-06-17
   days on market $130,000 Active 182 DOM
3. 2026-06-16
   days on market $130,000 Active 181 DOM
4. 2026-06-15
   days on market $130,000 Active 180 DOM
5. 2026-06-14
   days on market $130,000 Active 178 DOM
6. 2026-06-13
   days on market $130,000 Active 177 DOM
7. 2026-06-10
   days on market $130,000 Active 175 DOM
8. 2026-06-09
   days on market $130,000 Active 174 DOM
9. 2026-06-08
   days on market $130,000 Active 173 DOM
10. 2026-06-07
    days on market $130,000 Active 172 DOM
11. 2026-06-05
    days on market $130,000 Active 169 DOM
12. 2026-06-03
    days on market $130,000 Active 168 DOM
13. 2026-06-02
    days on market $130,000 Active 167 DOM
14. 2026-06-01
    days on market $130,000 Active 166 DOM
15. 2026-05-31
    days on market $130,000 Active 165 DOM
16. 2026-05-30
    days on market $130,000 Active 164 DOM
17. 2025-12-16
    listed $130,000 Active
18. 2023-01-12
    soldstatus $76,500 320-char remark

    Show marketing remark (320 chars)

    This home needs work and updating. There is no water to property and buyer would need a well dug to get water to home. There is a large covered back deck and covered 4-car carport attached. This home has great potential to be a wonderful private home on 2 acres. Please call Dale Testino for lockbox code at 706-306-2118

19. 2023-01-12
    soldstatus $76,500 320-char remark

    Show marketing remark (320 chars)

    This home needs work and updating. There is no water to property and buyer would need a well dug to get water to home. There is a large covered back deck and covered 4-car carport attached. This home has great potential to be a wonderful private home on 2 acres. Please call Dale Testino for lockbox code at 706-306-2118

20. 2022-03-11
    listed $79,500 320-char remark

    Show marketing remark (320 chars)

    This home needs work and updating. There is no water to property and buyer would need a well dug to get water to home. There is a large covered back deck and covered 4-car carport attached. This home has great potential to be a wonderful private home on 2 acres. Please call Dale Testino for lockbox code at 706-306-2118

21. 2022-03-11
    listed $79,500 320-char remark

    Show marketing remark (320 chars)

    This home needs work and updating. There is no water to property and buyer would need a well dug to get water to home. There is a large covered back deck and covered 4-car carport attached. This home has great potential to be a wonderful private home on 2 acres. Please call Dale Testino for lockbox code at 706-306-2118

ⓘ 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: $363 · $30/mo
• Projected year-2 tax: $741 · $62/mo
• Expected delta: +$378/yr (+$32/mo · 104.4%)

ⓘ 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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $16,932
• − Mortgage interest: −$7,282
• − Property taxes: −$363
• − Insurance: −$650
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,782
• Taxable income: $2,146
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $3,668/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 — Clarks Hill

• Score: 36/100
• State rank: #394
• US rank: #27659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,598

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 46% Black 40% Hispanic / Latino 11% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hispanic 1% Portuguese 1% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -63.79%
• Current HPI: 178.7034
• 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

+63.5% since first listed

5 events — show timeline

• 2025-12-16 Listed $130,000 AMLS
• 2023-01-12 Sold (MLS) $76,500 Hive MLS
• 2023-01-12 Sold (MLS) $76,500 Hive MLS
• 2022-03-11 Listed $79,500 Hive MLS
• 2022-03-11 Listed $79,500 Hive MLS

Property tax history

+15.4%/yr

Latest (2025): $363 · +7.0% YoY. Source: county tax records.