321 Copperhead Rd · St. Matthews, SC 29135

$155,000

2 bd · 2.0 ba · 1,280 sqft · Other · 50 Days on market

Built 1995 2.96 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 +19.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious manufactured home on 2.96ac in Calhoun county. New LVP flooring in living area and bedrooms. Large lot perfect for expanding, gardening or animals of your choice. Outside, you'll find a pole barn for sheltering outdoor toys and 2 grain bins in the back portion of the property to customize to suit your needs. Convenient to the town of St. Matthews and be in Columbia in 40 minutes. Come take a look! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Convenient to town
• Pole barn
• Manufactured home

Tags

• MANUFACTURED HOME
• LARGE LOT
• POLE BARN
• GRAIN BINS
• CONVENIENT TO TOWN

Property features AI

Finance

• Other: Residential property

Exterior

• Utilities: Septic tank
• Home design: Manufactured/mobile home (Single Wide)
• Construction: Aluminum skirting
• Exterior features: No other structures on the property; No subdivision (listed as None)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 total bathrooms
• Interior features: 2 total bathrooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/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 $138k (11.0% below list).
• Recommended offer: $138k (11.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Calhoun 01 (rural): math 22% / reading 37% proficiency, ranked #57 of 80 in SC (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Calhoun County High (math 27% / reading 82%, grade C-, #130 of 196 statewide, top 69%, 423 students, 99% FRL) — zoned schools average 99% FRL vs 78% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 30% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Calhoun 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 39 active listings in the ZIP; 48 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Calhoun County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($150k) 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.
• Current owner paid $8k; list at $155k implies a 1838% 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; 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 $137,897 (11.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.89% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.10%
• DSCR: 1.23
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.0%
• Equity multiple: 3.21×
• Total profit: $96,086
• Equity at exit: $139,636

10-year hold

• IRR: 24.4%
• Equity multiple: 7.30×
• Total profit: $273,555
• Equity at exit: $301,131

Cash invested: $43,400 (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 29135

• Home prices YoY: 17.2%
• Active inventory: 39
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$27 /mo · $330/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $184

Break-even live

Break-even rent $1,145

Max offer price $155,000

Occupancy floor 82%

Sensitivity live

Price	-10% $272	-5% $228	+0% $184	+5% $141	+10% $-89
Rent	-10% $76	-5% $130	+0% $184	+5% $239	+10% $293
Rate	-1.0pp $263	-0.5pp $224	base $184	+0.5pp $144	+1.0pp $103

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $155,000 Active 50 DOM
2. 2026-06-17
   days on market $155,000 Active 49 DOM
3. 2026-06-16
   days on market $155,000 Active 48 DOM
4. 2026-06-15
   days on market $155,000 Active 47 DOM
5. 2026-06-14
   days on market $155,000 Active 45 DOM
6. 2026-06-13
   days on market $155,000 Active 44 DOM
7. 2026-06-10
   days on market $155,000 Active 42 DOM
8. 2026-06-09
   days on market $155,000 Active 41 DOM
9. 2026-06-08
   days on market $155,000 Active 40 DOM
10. 2026-06-07
    days on market $155,000 Active 39 DOM
11. 2026-06-05
    days on market $155,000 Active 36 DOM
12. 2026-06-03
    days on market $155,000 Active 35 DOM
13. 2026-06-03
    days on market $155,000 Active 34 DOM
14. 2026-06-01
    days on market $155,000 Active 33 DOM
15. 2026-05-31
    days on market $155,000 Active 32 DOM
16. 2026-04-29
    listed $155,000 Active 513-char remark

    Show marketing remark (513 chars)

    Spacious manufactured home on 2.96ac in Calhoun county. New LVP flooring in living area and bedrooms. Large lot perfect for expanding, gardening or animals of your choice. Outside, you'll find a pole barn for sheltering outdoor toys and 2 grain bins in the back portion of the property to customize to suit your needs. Convenient to the town of St. Matthews and be in Columbia in 40 minutes. Come take a look! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

17. 2026-04-29
    listed $155,000 Active

    Show marketing remark (513 chars)

    Spacious manufactured home on 2.96ac in Calhoun county. New LVP flooring in living area and bedrooms. Large lot perfect for expanding, gardening or animals of your choice. Outside, you'll find a pole barn for sheltering outdoor toys and 2 grain bins in the back portion of the property to customize to suit your needs. Convenient to the town of St. Matthews and be in Columbia in 40 minutes. Come take a look! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

18. 1999-11-04
    soldstatus $8,000

ⓘ 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: $330 · $27/mo
• Projected year-2 tax: $884 · $74/mo
• Expected delta: +$554/yr (+$46/mo · 168.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $16,548
• − Mortgage interest: −$8,682
• − Property taxes: −$330
• − Insurance: −$775
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$4,509
• Taxable loss: −$396
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $2,309/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: Calhoun 01
• NCES district ID: 4501250
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $40,577
• Composite: 24.83/100
• National rank: #7594
• State rank: #57 of 80 in SC

Livability — St. Matthews

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 7,940

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 14,194 people
• By 2030: 13,723 · -3.3%
• By 2040: 12,516 · -11.8%
• By 2050: 11,220 · -21.0%
• By 2075: 8,607 · -39.4%
• By 2100: 6,477 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 47% Black 45% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.3) · D 42.2% · R 56.5% · Other 1.3%
• 2008→2024 swing: -17.9pp toward R · 2008: 3.6pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+4.8 2016: R+2.9 2012: D+4.3 2008: D+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 35.59%
• Current HPI: 241.9299
• 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

+1837.5% since first listed

3 events — show timeline

• 2026-04-29 Listed $155,000 Charleston Trident MLS
• 2026-04-29 Listed $155,000 Consolidated MLS
• 1999-11-04 Sold (Public Records) $8,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $330 · -14.0% YoY. Source: county tax records.