196 Tom Fripp Rd · Beaufort, SC 29920

$240,000

3 bd · 2.0 ba · 1,848 sqft · Manufactured · 366 Days on market

Built 1996 $130/sqft · 49% below area Est $470k · 49% under

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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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Professional Photos coming soon! Escape to the Lowcountry in this charming 3-bedroom, 2.5-bath home on a full acre with no HOA and located in Flood Zone X (no required flood insurance). Includes a versatile ADU—perfect for guests or extended family. Enjoy open living areas, a spacious primary suite, and peaceful surroundings. The detached ADU offers its own kitchen, bathroom, and private entrance. Plenty of space for boats, RVs, or gardens. Just minutes from landings, local shopping, dining, and historic downtown Beaufort.

Key facts

• Detached adu
• Open living areas
• Private entrance

Tags

• FULL ACRE
• DETACHED ADU
• PRIVATE ENTRANCE
• OPEN LIVING AREAS
• SPACIOUS PRIMARY SUITE
• NO HOA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (1.8% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.5% in Beaufort — 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 69/100 on livability (#76 in SC) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, housing A; Watch: crime F, commute F.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 324 active listings in the ZIP; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 366 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $24k; list at $240k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 366 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. 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. 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: 0.98% ✗
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (median comp): $470,000
• List price: $240,000
• Delta: -48.94%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-10,872
• Equity at exit: $35,785

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $26,305
• Equity at exit: $20,751

Cash invested: $67,200 (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 29920

• Home prices YoY: -14.5%
• Active inventory: 324
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,357 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$62 /mo · $745/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $442

Break-even live

Break-even rent $1,798

Max offer price $240,000

Occupancy floor 76%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $240,000 Active 366 DOM
2. 2026-06-17
   days on market $240,000 Active 365 DOM
3. 2026-06-16
   days on market $240,000 Active 364 DOM
4. 2026-06-15
   days on market $240,000 Active 363 DOM
5. 2026-06-14
   days on market $240,000 Active 361 DOM
6. 2026-06-13
   days on market $240,000 Active 360 DOM
7. 2026-06-10
   days on market $240,000 Active 358 DOM
8. 2026-06-09
   days on market $240,000 Active 357 DOM
9. 2026-06-08
   days on market $240,000 Active 356 DOM
10. 2026-06-07
    days on market $240,000 Active 355 DOM
11. 2026-06-05
    days on market $240,000 Active 352 DOM
12. 2026-06-03
    days on market $240,000 Active 351 DOM
13. 2026-06-02
    days on market $240,000 Active 350 DOM
14. 2026-06-01
    days on market $240,000 Active 349 DOM
15. 2026-05-31
    days on market $240,000 Active 348 DOM
16. 2026-01-01
    status Active 534-char remark

    Show marketing remark (576 chars)

    Profesѕiοnal Ρhοtos cοmіng soon!Escape to thе Ꮮowcountry in this charming 3-bedroom, 2.5-bath home on a full acre with no HOA and located in Flood Zone X (no required flood insurance). Includes a versatile ADU—perfect for guests, or extended family. Enjoy open living areas, a spacious primary suite, and peaceful surroundings. The detached ADU offers its own kitchen, bathroom, and private entrance. Plenty of space for boats, RVs, or gardens. Just minutes from beaches, boat landings, local shopping, dining, and historic downtown Beaufort.

17. 2026-01-01
    price $240,000 576-char remark

    Show marketing remark (576 chars)

    Profesѕiοnal Ρhοtos cοmіng soon!Escape to thе Ꮮowcountry in this charming 3-bedroom, 2.5-bath home on a full acre with no HOA and located in Flood Zone X (no required flood insurance). Includes a versatile ADU—perfect for guests, or extended family. Enjoy open living areas, a spacious primary suite, and peaceful surroundings. The detached ADU offers its own kitchen, bathroom, and private entrance. Plenty of space for boats, RVs, or gardens. Just minutes from beaches, boat landings, local shopping, dining, and historic downtown Beaufort.

18. 2026-01-01
    price $240,000 534-char remark

    Show marketing remark (576 chars)

    Profesѕiοnal Ρhοtos cοmіng soon!Escape to thе Ꮮowcountry in this charming 3-bedroom, 2.5-bath home on a full acre with no HOA and located in Flood Zone X (no required flood insurance). Includes a versatile ADU—perfect for guests, or extended family. Enjoy open living areas, a spacious primary suite, and peaceful surroundings. The detached ADU offers its own kitchen, bathroom, and private entrance. Plenty of space for boats, RVs, or gardens. Just minutes from beaches, boat landings, local shopping, dining, and historic downtown Beaufort.

19. 2026-01-01
    status Active 576-char remark

    Show marketing remark (576 chars)

    Profesѕiοnal Ρhοtos cοmіng soon!Escape to thе Ꮮowcountry in this charming 3-bedroom, 2.5-bath home on a full acre with no HOA and located in Flood Zone X (no required flood insurance). Includes a versatile ADU—perfect for guests, or extended family. Enjoy open living areas, a spacious primary suite, and peaceful surroundings. The detached ADU offers its own kitchen, bathroom, and private entrance. Plenty of space for boats, RVs, or gardens. Just minutes from beaches, boat landings, local shopping, dining, and historic downtown Beaufort.

20. 2025-06-16
    listed $250,000 Active 576-char remark

    Show marketing remark (534 chars)

    Professional Photos coming soon! Escape to the Lowcountry in this charming 3-bedroom, 2.5-bath home on a full acre with no HOA and located in Flood Zone X (no required flood insurance). Includes a versatile ADU—perfect for guests or extended family. Enjoy open living areas, a spacious primary suite, and peaceful surroundings. The detached ADU offers its own kitchen, bathroom, and private entrance. Plenty of space for boats, RVs, or gardens. Just minutes from landings, local shopping, dining, and historic downtown Beaufort.

21. 2025-06-16
    listed $250,000 Active 534-char remark

    Show marketing remark (534 chars)

    Professional Photos coming soon! Escape to the Lowcountry in this charming 3-bedroom, 2.5-bath home on a full acre with no HOA and located in Flood Zone X (no required flood insurance). Includes a versatile ADU—perfect for guests or extended family. Enjoy open living areas, a spacious primary suite, and peaceful surroundings. The detached ADU offers its own kitchen, bathroom, and private entrance. Plenty of space for boats, RVs, or gardens. Just minutes from landings, local shopping, dining, and historic downtown Beaufort.

22. 2010-07-01
    soldstatus $24,000
23. 2009-10-17
    historical
24. 2009-10-16
    listed $21,000
25. 2009-04-24
    listed $58,800
26. 2005-05-16
    soldstatus $82,000
27. 1997-01-28
    soldstatus $15,000
28. 1995-12-14
    soldstatus $5,000
29. 1995-07-11
    soldstatus $20,000

ⓘ 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: $745 · $62/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$623/yr (+$52/mo · 83.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $28,289
• − Mortgage interest: −$13,444
• − Property taxes: −$745
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$6,982
• Taxable income: $1,392
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $4,966/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: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 of 80 in SC

Livability — Beaufort

• Score: 69/100
• State rank: #76
• US rank: #8748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 42,992
• Population (ZIP): 9,918

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 48% White 41% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.29%
• Current HPI: 284.2064
• 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

+1100.0% since first listed

14 events — show timeline

• 2026-01-01 Relisted — LRMLS
• 2026-01-01 Price Changed $240,000 RSMLS
• 2026-01-01 Price Changed $240,000 LRMLS
• 2026-01-01 Relisted — RSMLS
• 2025-06-16 Listed $250,000 RSMLS
• 2025-06-16 Listed $250,000 LRMLS
• 2010-07-01 Sold (MLS) $24,000 LRMLS
• 2009-10-17 Listing Removed — Charleston Trident MLS
• 2009-10-16 Listed $21,000 LRMLS
• 2009-04-24 Listed $58,800 Charleston Trident MLS
• 2005-05-16 Sold (Public Records) $82,000 Public Records
• 1997-01-28 Sold (Public Records) $15,000 Public Records
• 1995-12-14 Sold (Public Records) $5,000 Public Records
• 1995-07-11 Sold (Public Records) $20,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $745 · +1.5% YoY. Source: county tax records.