181 Ann St · Prosperity, SC 29070

$489,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 5 Days on market

Built 2004 0.28 ac lot Est $441k · 11% over · waterfront

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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 +10.7/30.0
• Appreciation +10.0/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• DSCR +3.1/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

Summer is here, and this lakefront retreat is ready for you! Immaculately maintained with beautiful water views, this 3-bedroom, 2-bath home offers the ideal blend of comfort, functionality, and outdoor living. Inside, you'll find a desirable split-bedroom floor plan with spacious, living areas designed for both relaxation and entertaining. The living room showcases beautiful lake views, cathedral ceilings and provides ample space for gathering with family and friends, including room for a pool table or game area. The eat-in kitchen is a highlight of the home, featuring an island, breakfast bar, pantry, and abundant cabinet storage. The private owner's suite serves as a peaceful retreat wit

Key facts

• Lakefront retreat
• Water views
• Eat-in kitchen

Tags

• LAKEFRONT RETREAT
• WATER VIEWS
• SPLIT-BEDROOM FLOOR PLAN
• EAT-IN KITCHEN
• PRIVATE OWNER'S SUITE
• GARDEN TUB

Property features AI

Finance

• Other: Approximately 88 feet of lake frontage on Lake Murray; Property sits on about 0.28 acre; gravel road access

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Deck; Dock with lake access; Storage shed; Uncovered front porch; Vinyl exterior

Interior

• Kitchen: Island with bar and eat-in area; Pantry and stained wood cabinets; Vinyl flooring in kitchen; Dishwasher, refrigerator, countertop microwave; Free-standing smooth-surface range
• Bedrooms: Main-level master bedroom with double vanity, garden tub, separate shower, walk-in closet; Two additional main-level bedrooms with private closets and shared bath
• Flooring: Carpet in bedrooms and living room; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms (including main bath)
• Heating & cooling: Central heat and air; Heat pump serving the first level
• Interior features: Cathedral ceilings in the living room; Ceiling fans in living room, kitchen, and master bedroom; Carpeted bedrooms and living areas
• Laundry & utility: Main-level utility/laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $490k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $449k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $360k (26.5% below list).
• Recommended offer: $360k (26.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#48 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D+, amenities F, commute F.
• Saluda 01 (rural): math 38% / reading 37% proficiency, ranked #37 of 80 in SC (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hollywood Elementary (math 60% / reading 46%, grade C, #138 of 597 statewide, top 24%, 421 students, 100% FRL); Saluda Middle (math 29% / reading 33%, grade F, #128 of 229 statewide, top 58%, 556 students, 89% FRL); Saluda High (math 32% / reading 62%, grade D-, #158 of 196 statewide, top 82%, 652 students, 80% FRL) — zoned schools average 90% FRL vs 67% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 170 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 52 units permitted in Saluda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $52k of equity ($3k loan paydown + $49k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$84k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $490k implies a 989% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $360,000 (26.5% 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. 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $440,899
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Rocky Pointe Rd	0.91mi	3/2.0	1,620 (+7%)	10mo	$349,990	$216	44

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.84×
• Total profit: $251,877
• Equity at exit: $441,341

10-year hold

• IRR: 20.4%
• Equity multiple: 6.49×
• Total profit: $753,106
• Equity at exit: $951,768

Cash invested: $137,172 (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 29070

• Home prices YoY: 3.2%
• Active inventory: 170
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $3,600 medium
• Mortgage (P&I): −$2,569
• Tax from tax record: −$303 /mo · $3,638/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $-232

Break-even live

Break-even rent $3,894

Max offer price $448,852

Occupancy floor —

Sensitivity live

Price	-10% $45	-5% $-94	+0% $-232	+5% $-371	+10% $-510
Rent	-10% $-517	-5% $-375	+0% $-232	+5% $-90	+10% $52
Rate	-1.0pp $14	-0.5pp $-108	base $-232	+0.5pp $-359	+1.0pp $-488

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: $122,475
• Closing costs: $14,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Mariners Ln Prosperity, SC	4.0	3.0	2000	$3,600	$1.80	13d	1	0.59mi

Listing history 5 events

1. 2026-06-21
   days on market $489,900 Active 5 DOM
2. 2026-06-19
   days on market $489,900 Active 3 DOM
3. 2026-06-18
   days on market $489,900 Active 2 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $489,900 Active 1 DOM

ⓘ 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: $3,638 · $303/mo
• Projected year-2 tax: $3,638 · $303/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 16 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: $43,200
• − Mortgage interest: −$27,442
• − Property taxes: −$3,638
• − Insurance: −$2,450
• − Repairs & maintenance: −$3,456
• − Management: −$3,456
• − Depreciation: −$14,252
• Taxable loss: −$11,493
• Est. tax savings @ 24.0%: +$2,758
• After-tax cash flow: $-30/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: Saluda 01
• NCES district ID: 4503460
• Math proficiency: 38% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $40,550
• Composite: 31.53/100
• National rank: #5963
• State rank: #37 of 80 in SC

Livability — Prosperity

• Score: 71/100
• State rank: #48
• US rank: #6895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,528

Population outlook (Saluda County) Hauer SSP2

• Today (2025): 20,730 people
• By 2030: 20,822 · +0.4%
• By 2040: 20,759 · +0.1%
• By 2050: 20,369 · -1.7%
• By 2075: 19,208 · -7.3%
• By 2100: 18,173 · -12.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 12% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Saluda

• 2024 margin: Solid R (+44.4) · D 27.2% · R 71.6% · Other 1.2%
• 2008→2024 swing: -22.6pp toward R · 2008: -21.7pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+35.0 2016: R+31.7 2012: R+21.1 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.72%
• Current HPI: 439.77
• 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

+988.7% since first listed

2 events — show timeline

• 2026-06-16 Listed $489,900 Consolidated MLS
• 1992-09-19 Sold (Public Records) $45,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,638 · -2.3% YoY. Source: county tax records.