1622 Bethany Church Rd · Belton, SC 29627

$120,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 99 Days on market

Built 1992 0.57 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 +26.8/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3 bedroom and 2 full bathroom double wide has a huge backyard and sits on a little over half an acre. The home has a covered front porch and huge back deck! So, there are plenty of places to enjoy your morning coffee. For your convenience, the storage shed is included. Home also comes complete with a fridge, washer and dryer.

Key facts

• Covered front porch
• Huge backyard
• Huge back deck

Tags

• HUGE BACKYARD
• COVERED FRONT PORCH
• HUGE BACK DECK
• STORAGE SHED

Property features AI

Finance

• HOA & community: No HOA fees or community amenities listed

Exterior

• Parking: Driveway (details: see remarks); Garage: none listed
• Utilities: Electric water heater; Septic sewer; Water: see remarks; Private garbage pickup
• Home design: Single-story home; Built around 1992; Crawl space foundation; Outbuilding for storage; Aluminum siding exterior; Metal roof
• Construction: Built in 1992; Aluminum siding; Metal roof; Crawl space foundation; On-site outbuilding for storage
• Exterior features: Front porch; Deck; Level lot

Interior

• Kitchen: Kitchen approximately 16 x 9; Refrigerator included
• Bedrooms: Primary bedroom on main level; Main-level bedroom sizes: 11 x 11 (primary), 9 x 12, 8 x 11; Three bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central forced cooling
• Interior features: Ceiling fan
• Laundry & utility: Laundry on the first floor; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.3% in Belton — 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 74/100 on livability (#32 in SC, #4,723 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: commute F, employment F.
• Anderson 02 (rural): math 46% / reading 52% proficiency, ranked #16 of 80 in SC (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wright Elementary (math 77% / reading 57%, grade B+, #45 of 597 statewide, top 8%, 193 students, 77% FRL) — zoned schools average 77% FRL vs 46% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 67% at this address vs 49% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Anderson 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 134 active listings in the ZIP; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($109k) 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: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 9.60%
• Cash-on-cash: 11.80%
• DSCR: 1.53
• GRM: 7.6

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,542
• Equity at exit: $17,892

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $28,214
• Equity at exit: $10,375

Cash invested: $33,600 (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 29627

• Home prices YoY: -1.3%
• Active inventory: 134
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $330

Break-even live

Break-even rent $895

Max offer price $120,000

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $120,000 Active 99 DOM
2. 2026-06-17
   days on market $120,000 Active 98 DOM
3. 2026-06-16
   days on market $120,000 Active 97 DOM
4. 2026-06-15
   days on market $120,000 Active 96 DOM
5. 2026-06-13
   days on market $120,000 Active 94 DOM
6. 2026-06-10
   days on market $120,000 Active 91 DOM
7. 2026-06-09
   days on market $120,000 Active 90 DOM
8. 2026-06-08
   days on market $120,000 Active 89 DOM
9. 2026-06-07
   days on market $120,000 Active 88 DOM
10. 2026-06-03
    days on market $120,000 Active 84 DOM
11. 2026-06-03
    days on market $120,000 Active 83 DOM
12. 2026-06-01
    days on market $120,000 Active 82 DOM
13. 2026-05-31
    days on market $120,000 Active 81 DOM
14. 2026-03-11
    listed $120,000 Active

    Show marketing remark (332 chars)

    This 3 bedroom and 2 full bathroom double wide has a huge backyard and sits on a little over half an acre. The home has a covered front porch and huge back deck! So, there are plenty of places to enjoy your morning coffee. For your convenience, the storage shed is included. Home also comes complete with a fridge, washer and dryer.

15. 2026-03-11
    listed $120,000 Active 332-char remark

    Show marketing remark (332 chars)

    This 3 bedroom and 2 full bathroom double wide has a huge backyard and sits on a little over half an acre. The home has a covered front porch and huge back deck! So, there are plenty of places to enjoy your morning coffee. For your convenience, the storage shed is included. Home also comes complete with a fridge, washer and dryer.

ⓘ 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: $334 · $28/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: +$350/yr (+$29/mo · 104.8%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,760
• − Mortgage interest: −$6,722
• − Property taxes: −$334
• − Insurance: −$600
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$3,491
• Taxable income: $2,091
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $3,463/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: Anderson 02
• NCES district ID: 4500810
• Math proficiency: 46% ▼ -1.00%
• Reading proficiency: 52% ▲ 5.00%
• Median HH income: $38,940
• Composite: 40.88/100
• National rank: #3623
• State rank: #16 of 80 in SC

Livability — Belton

• Score: 74/100
• State rank: #32
• US rank: #4723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,518
• Population (ZIP): 16,518

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 12% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.78%
• Current HPI: 355.0273
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-11 Listed $120,000 WUMLS
• 2026-03-11 Listed $120,000 Greater Greenville MLS