1046 Blacksgate East Rd · Prosperity, SC 29127

$245,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily · 141 Days on market

Built 1975 0.34 ac lot

---

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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in a quiet Lake Murray cove, this lakefront property offers a private dock, covered boat storage, and a boat winch for easy days on the water. The lot includes a three bedroom one bathroom mobile home and provides a great opportunity to enjoy lake living now or plan for future construction of a custom home. Take in the water views from the screened porch and appreciate the peaceful setting. Schedule your showing and see the potential for yourself. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Lakefront property
• Water views
• Private dock

Tags

• LAKEFRONT PROPERTY
• PRIVATE DOCK
• COVERED BOAT STORAGE
• BOAT WINCH
• WATER VIEWS
• SCREENED PORCH

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Screened back porch; Deck; Dock; Shed; Aluminum exterior finish

Interior

• Kitchen: Wood (natural) cabinets; Formica countertops; Eat-in kitchen; Laminate flooring in the kitchen; Refrigerator; Free-standing range
• Bedrooms: Master bedroom on the main level with his-and-hers closets and private bath; Second bedroom on the main level with private closet; Third bedroom on the main level with private closet
• Flooring: Carpet in bedrooms; Luxury vinyl plank in living areas; Luxury vinyl plank in formal dining; Laminate in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smoke detector; Free-standing range; Electric water heater; Refrigerator
• Laundry & utility: Heated laundry space; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#48 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D+, amenities F, commute F.
• Newberry 01 (rural): math 32% / reading 40% proficiency, ranked #40 of 80 in SC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mid-Carolina High (math 67% / reading 89%, grade A-, #27 of 196 statewide, top 13%, 723 students, 60% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 78% at this address vs 36% district-wide (+42 pts) — the actual schools serving this property are materially stronger than the Newberry 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 152 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 155 units permitted in Newberry County in 2024 (0 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.
• Newberry County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $55k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $245k implies a 345% gain — meaningful room to come down on a strong offer.

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 $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 8.2

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-9,835
• Equity at exit: $36,530

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $29,675
• Equity at exit: $21,183

Cash invested: $68,600 (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 29127

• Home prices YoY: -33.4%
• Active inventory: 152
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $470

Break-even live

Break-even rent $1,905

Max offer price $245,000

Occupancy floor 76%

Sensitivity live

Price	-10% $609	-5% $539	+0% $470	+5% $401	+10% $331
Rent	-10% $273	-5% $371	+0% $470	+5% $569	+10% $668
Rate	-1.0pp $594	-0.5pp $532	base $470	+0.5pp $407	+1.0pp $342

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 Lakewood Dr Prosperity, SC	4.0	3.0	1700	$2,500	$1.47	11d	1	0.64mi

Listing history 24 events

1. 2026-06-18
   days on market $245,000 Active 141 DOM
2. 2026-06-17
   days on market $245,000 Active 140 DOM
3. 2026-06-16
   days on market $245,000 Active 139 DOM
4. 2026-06-15
   days on market $245,000 Active 138 DOM
5. 2026-06-14
   days on market $245,000 Active 136 DOM
6. 2026-06-13
   days on market $245,000 Active 135 DOM
7. 2026-06-09
   days on market $245,000 Active 132 DOM
8. 2026-06-08
   days on market $245,000 Active 131 DOM
9. 2026-06-07
   days on market $245,000 Active 130 DOM
10. 2026-06-05
    pricedays on market $245,000 Active 127 DOM
11. 2026-06-03
    days on market $290,000 Active 126 DOM
12. 2026-06-03
    days on market $290,000 Active 125 DOM
13. 2026-06-01
    days on market $290,000 Active 124 DOM
14. 2026-05-31
    days on market $290,000 Active 123 DOM
15. 2026-04-14
    price $290,000
16. 2026-03-26
    status Active
17. 2026-03-11
    status Pending
18. 2026-01-13
    listed $300,000 Active
19. 2024-12-10
    historical
20. 2024-10-10
    price $349,900
21. 2024-08-15
    price $375,000
22. 2024-07-10
    price $399,900
23. 2024-06-09
    listed $425,000 Active
24. 1999-06-03
    soldstatus $55,000

ⓘ 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: $1,416 · $118/mo
• Projected year-2 tax: $1,416 · $118/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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $30,000
• − Mortgage interest: −$13,724
• − Property taxes: −$1,416
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$7,127
• Taxable income: $1,708
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $5,232/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: Newberry 01
• NCES district ID: 4503030
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $40,892
• Composite: 30.28/100
• National rank: #6282
• State rank: #40 of 80 in SC

Livability — Prosperity

• Score: 71/100
• State rank: #48
• US rank: #6895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,215

Population outlook (Newberry County) Hauer SSP2

• Today (2025): 38,350 people
• By 2030: 38,259 · -0.2%
• By 2040: 37,487 · -2.3%
• By 2050: 36,219 · -5.6%
• By 2075: 32,400 · -15.5%
• By 2100: 27,201 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 24% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada, Guatemala
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Newberry

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.6% · Other 1.2%
• 2008→2024 swing: -16.8pp toward R · 2008: -17.6pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+24.1 2016: R+22.6 2012: R+14.3 2008: R+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.95%
• Current HPI: 205.2888
• 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

+427.3% since first listed

10 events — show timeline

• 2026-04-14 Price Changed $290,000 Consolidated MLS
• 2026-03-26 Relisted — Consolidated MLS
• 2026-03-11 Pending — Consolidated MLS
• 2026-01-13 Listed $300,000 Consolidated MLS
• 2024-12-10 Delisted — Consolidated MLS
• 2024-10-10 Price Changed $349,900 Consolidated MLS
• 2024-08-15 Price Changed $375,000 Consolidated MLS
• 2024-07-10 Price Changed $399,900 Consolidated MLS
• 2024-06-09 Listed $425,000 Consolidated MLS
• 1999-06-03 Sold (Public Records) $55,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,416 · +12.5% YoY. Source: county tax records.