423 Palmer St · Winnsboro, SC 29180-0000

$60,000

8 bd · 8.0 ba · 2,059 sqft · Manufactured public records · 17 Days on market

Built 1986 8,712 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located on a paved street at 432 Palmer Street in Winnsboro, SC, this four-unitquadraplex presents a value-add opportunity in Fairfield County. Built in 1986 onapproximately 0.20 acres, the property totals about 2,500 square feet and features four separate units, each with a private entrance, kitchenette, and full bath. A large front deck and off-street yard parking serve the property, which is connected to City of Winnsboro public water and sewer. There is no garage, carport, or concrete driveway. The building is in poor condition and will require renovation, including roof repairs, exterior wood rot correction, interior floor stabilization, bathroom and living area upgrades, and repairs to the failing exterior deck foundation wall. Being Sold AS IS. The seller is working through a quiet title process. Winnsboro offers small-town charm with a historic downtown, proximity to Lake Wateree, the Fairfield County Museum, and local dining, while Fairfield County’s award-winning school system is recognized for strong academics and community support. Nearby Camden, SC adds appeal with Springdale Race Course, a vibrant historic district, shops, restaurants, and cultural events. Centrally located between Columbia and Charlotte, Winnsboro attracts residents seeking affordability, character, and long-term potential in the South Carolina Midlands. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Public sewer
• Private entrance
• Full bath

Tags

• PRIVATE ENTRANCE
• FULL BATH
• LARGE FRONT DECK
• OFF-STREET YARD PARKING
• PUBLIC WATER
• PUBLIC SEWER

What this means for you Summary

Snapshot

• This is a 8-bed/8.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#320 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, schools F, amenities F.
• Fairfield 01 (rural): math 26% / reading 38% proficiency, ranked #53 of 80 in SC (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP; 91 units permitted in Fairfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Fairfield County population projected at -32% 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $59,100 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 2.20% ✓
• Cap rate: 18.35%
• Cash-on-cash: 43.05%
• DSCR: 2.92
• GRM: 3.8

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: 48.4%
• Equity multiple: 3.72×
• Total profit: $45,648
• Equity at exit: $26,979

10-year hold

• IRR: 48.2%
• Equity multiple: 7.47×
• Total profit: $108,766
• Equity at exit: $41,577

Cash invested: $16,800 (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 29180-0000

• Active inventory: 4
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $603

Break-even live

Break-even rent $557

Max offer price $60,000

Occupancy floor 49%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-19
   status Pending 1467-char remark

   Show marketing remark (1467 chars)

   Located on a paved street at 432 Palmer Street in Winnsboro, SC, this four-unitquadraplex presents a value-add opportunity in Fairfield County. Built in 1986 onapproximately 0.20 acres, the property totals about 2,500 square feet and features four separate units, each with a private entrance, kitchenette, and full bath. A large front deck and off-street yard parking serve the property, which is connected to City of Winnsboro public water and sewer. There is no garage, carport, or concrete driveway. The building is in poor condition and will require renovation, including roof repairs, exterior wood rot correction, interior floor stabilization, bathroom and living area upgrades, and repairs to the failing exterior deck foundation wall. Being Sold AS IS. The seller is working through a quiet title process. Winnsboro offers small-town charm with a historic downtown, proximity to Lake Wateree, the Fairfield County Museum, and local dining, while Fairfield County’s award-winning school system is recognized for strong academics and community support. Nearby Camden, SC adds appeal with Springdale Race Course, a vibrant historic district, shops, restaurants, and cultural events. Centrally located between Columbia and Charlotte, Winnsboro attracts residents seeking affordability, character, and long-term potential in the South Carolina Midlands. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

2. 2026-03-14
   status Active 1467-char remark

   Show marketing remark (1467 chars)

   Located on a paved street at 432 Palmer Street in Winnsboro, SC, this four-unitquadraplex presents a value-add opportunity in Fairfield County. Built in 1986 onapproximately 0.20 acres, the property totals about 2,500 square feet and features four separate units, each with a private entrance, kitchenette, and full bath. A large front deck and off-street yard parking serve the property, which is connected to City of Winnsboro public water and sewer. There is no garage, carport, or concrete driveway. The building is in poor condition and will require renovation, including roof repairs, exterior wood rot correction, interior floor stabilization, bathroom and living area upgrades, and repairs to the failing exterior deck foundation wall. Being Sold AS IS. The seller is working through a quiet title process. Winnsboro offers small-town charm with a historic downtown, proximity to Lake Wateree, the Fairfield County Museum, and local dining, while Fairfield County’s award-winning school system is recognized for strong academics and community support. Nearby Camden, SC adds appeal with Springdale Race Course, a vibrant historic district, shops, restaurants, and cultural events. Centrally located between Columbia and Charlotte, Winnsboro attracts residents seeking affordability, character, and long-term potential in the South Carolina Midlands. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

3. 2026-03-11
   status Pending 1467-char remark

   Show marketing remark (1467 chars)

   Located on a paved street at 432 Palmer Street in Winnsboro, SC, this four-unitquadraplex presents a value-add opportunity in Fairfield County. Built in 1986 onapproximately 0.20 acres, the property totals about 2,500 square feet and features four separate units, each with a private entrance, kitchenette, and full bath. A large front deck and off-street yard parking serve the property, which is connected to City of Winnsboro public water and sewer. There is no garage, carport, or concrete driveway. The building is in poor condition and will require renovation, including roof repairs, exterior wood rot correction, interior floor stabilization, bathroom and living area upgrades, and repairs to the failing exterior deck foundation wall. Being Sold AS IS. The seller is working through a quiet title process. Winnsboro offers small-town charm with a historic downtown, proximity to Lake Wateree, the Fairfield County Museum, and local dining, while Fairfield County’s award-winning school system is recognized for strong academics and community support. Nearby Camden, SC adds appeal with Springdale Race Course, a vibrant historic district, shops, restaurants, and cultural events. Centrally located between Columbia and Charlotte, Winnsboro attracts residents seeking affordability, character, and long-term potential in the South Carolina Midlands. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

4. 2026-02-27
   listed $60,000 Active 1467-char remark

   Show marketing remark (1467 chars)

   Located on a paved street at 432 Palmer Street in Winnsboro, SC, this four-unitquadraplex presents a value-add opportunity in Fairfield County. Built in 1986 onapproximately 0.20 acres, the property totals about 2,500 square feet and features four separate units, each with a private entrance, kitchenette, and full bath. A large front deck and off-street yard parking serve the property, which is connected to City of Winnsboro public water and sewer. There is no garage, carport, or concrete driveway. The building is in poor condition and will require renovation, including roof repairs, exterior wood rot correction, interior floor stabilization, bathroom and living area upgrades, and repairs to the failing exterior deck foundation wall. Being Sold AS IS. The seller is working through a quiet title process. Winnsboro offers small-town charm with a historic downtown, proximity to Lake Wateree, the Fairfield County Museum, and local dining, while Fairfield County’s award-winning school system is recognized for strong academics and community support. Nearby Camden, SC adds appeal with Springdale Race Course, a vibrant historic district, shops, restaurants, and cultural events. Centrally located between Columbia and Charlotte, Winnsboro attracts residents seeking affordability, character, and long-term potential in the South Carolina Midlands. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

ⓘ 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: $1,201 · $100/mo
• Projected year-2 tax: $1,201 · $100/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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,834
• − Mortgage interest: −$3,361
• − Property taxes: −$1,201
• − Insurance: −$300
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$1,745
• Taxable income: $6,693
• Est. tax owed @ 24.0%: −$1,606
• After-tax cash flow: $5,626/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: Fairfield 01
• NCES district ID: 4502100
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 38% ▲ 4.00%
• Median HH income: $34,836
• Composite: 26.37/100
• National rank: #7232
• State rank: #53 of 80 in SC

Livability — Winnsboro

• Score: 54/100
• State rank: #320
• US rank: #23801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro, SC

Population outlook (Fairfield County) Hauer SSP2

• Today (2025): 21,017 people
• By 2030: 19,778 · -5.9%
• By 2040: 16,973 · -19.2%
• By 2050: 14,251 · -32.2%
• By 2075: 9,195 · -56.2%
• By 2100: 5,722 · -72.8%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

4 events — show timeline

• 2026-03-19 Pending — Consolidated MLS
• 2026-03-14 Relisted — Consolidated MLS
• 2026-03-11 Pending — Consolidated MLS
• 2026-02-27 Listed $60,000 Consolidated MLS

Property tax history

-0.6%/yr

Latest (2025): $1,201 · +18.6% YoY. Source: county tax records.