1188 Shepard Ct · East Camden, SC 29032

$65,000

4 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 55 Days on market

Built 1973 0.80 ac 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 +6.2/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Incredible value-add opportunity in Kershaw County! This 1973 mobile home received substantial additions in 2015 that significantly expanded the original square footage, giving you far more living space than a typical double-wide. Bring your vision and tool belt, this is a true fixer-upper that needs considerable work throughout. Cosmetic updates, systems inspection, and renovation should be expected. Sold strictly as-is, where-is. Perfect candidate for investors, flippers, or handy buyers looking to build sweat equity and capture the spread between purchase price and after-repair value. Location is a major plus. Situated just minutes from historic downtown Camden, less than a mile off Jeff

Key facts

• 0.8 acre lot
• Garage
• Built 1973

Tags

• HISTORIC DOWNTOWN CAMDEN

Property features AI

Exterior

• Parking: Attached side-entry garage with 1 garage space
• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Other exterior finish; Road access includes gravel and paved roads; Property on approximately 0.8 acres

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: All bedrooms located on the main level (including master)
• Bathrooms: Two full bathrooms
• Heating & cooling: Approximately 2,300 heated square feet
• Interior features: Family room on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Kershaw 01 (rural): math 38% / reading 51% proficiency, ranked #25 of 80 in SC (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Midway Elementary (math 22% / reading 32%, grade F, #421 of 597 statewide, top 73%, 297 students, 100% FRL); North Central High (math 57% / reading 87%, grade B+, #48 of 196 statewide, top 26%, 586 students, 76% FRL) — zoned schools average 88% FRL vs 49% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (2.5% local appreciation)).
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $65k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; major 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.91% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.20%
• DSCR: 2.70
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.0%
• Equity multiple: 3.36×
• Total profit: $42,991
• Equity at exit: $27,390

10-year hold

• IRR: 43.3%
• Equity multiple: 6.69×
• Total profit: $103,516
• Equity at exit: $40,835

Cash invested: $18,200 (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 29032

• Home prices YoY: 1.9%
• Active inventory: 37
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $579

Break-even live

Break-even rent $505

Max offer price $65,000

Occupancy floor 48%

Sensitivity live

Price	-10% $616	-5% $598	+0% $579	+5% $561	+10% $543
Rent	-10% $481	-5% $530	+0% $579	+5% $628	+10% $677
Rate	-1.0pp $612	-0.5pp $596	base $579	+0.5pp $563	+1.0pp $545

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-17
   status $65,000 Pending 55 DOM
2. 2026-06-17
   days on market $65,000 Active 55 DOM
3. 2026-06-16
   days on market $65,000 Active 54 DOM
4. 2026-06-15
   days on market $65,000 Active 53 DOM
5. 2026-06-14
   days on market $65,000 Active 51 DOM
6. 2026-06-10
   days on market $65,000 Active 48 DOM
7. 2026-06-09
   days on market $65,000 Active 47 DOM
8. 2026-06-08
   days on market $65,000 Active 46 DOM
9. 2026-06-07
   days on market $65,000 Active 45 DOM
10. 2026-06-05
    days on market $65,000 Active 42 DOM
11. 2026-06-03
    days on market $65,000 Active 41 DOM
12. 2026-06-03
    days on market $65,000 Active 40 DOM
13. 2026-06-02
    days on market $65,000 Active 39 DOM
14. 2026-05-31
    days on market $65,000 Active 38 DOM
15. 2026-05-13
    price $74,500
16. 2026-05-05
    price $84,500
17. 2026-04-23
    listed $90,000 Active
18. 2026-04-20
    soldstatus $40,000
19. 2015-08-27
    soldstatus $10,000

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $375 · $31/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $14,864
• − Mortgage interest: −$3,641
• − Property taxes: −$375
• − Insurance: −$325
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$1,891
• Taxable income: $6,254
• Est. tax owed @ 24.0%: −$1,501
• After-tax cash flow: $5,451/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: Kershaw 01
• NCES district ID: 4502550
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $44,585
• Composite: 37.66/100
• National rank: #4371
• State rank: #25 of 80 in SC

Livability — East Camden

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

Census & demographics

• Population (ZIP): 4,817

Population outlook (Kershaw County) Hauer SSP2

• Today (2025): 67,683 people
• By 2030: 69,374 · +2.5%
• By 2040: 71,936 · +6.3%
• By 2050: 73,292 · +8.3%
• By 2075: 75,762 · +11.9%
• By 2100: 72,620 · +7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 28% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Hispanic 5% Serbian 4% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Kershaw

• 2024 margin: Strong R (+28.2) · D 35.3% · R 63.5% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -18.7pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+23.1 2016: R+24.8 2012: R+18.6 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.49%
• Current HPI: 136.8341
• 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

+645.0% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $74,500 Consolidated MLS
• 2026-05-05 Price Changed $84,500 Consolidated MLS
• 2026-04-23 Listed $90,000 Consolidated MLS
• 2026-04-20 Sold (Public Records) $40,000 Public Records
• 2015-08-27 Sold (Public Records) $10,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $375 · +14.7% YoY. Source: county tax records.