4799 Lightwood Rd · Hamlet, NC 29512

$115,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 19 Days on market

Built 2006 2.32 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Country living on approximately 1.8 acres in rural Bennettsville, SC. This 2006 manufactured home offers approximately 1,568 square feet of comfortable living. Located outside city limits gives plenty of privacy. Property has a beautiful large front yard. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Privacy
• Large front yard
• 2.32 acre lot

Tags

• APPROXIMATELY 1.8 ACRES
• LARGE FRONT YARD
• PRIVACY

Property features AI

Exterior

• Utilities: Well water; Septic sewer
• Home design: Single-family property on 1.8 acres
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating and central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.8% in Hamlet — 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 70/100 on livability (#124 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D+, crime D, amenities F.
• Marlboro 01 (town): math 16% / reading 25% proficiency, ranked #71 of 80 in SC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 units permitted in Marlboro County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marlboro County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D 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?
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: 1.05% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 7.9

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: 0.96×
• Total profit: $-1,448
• Equity at exit: $17,147

10-year hold

• IRR: 8.5%
• Equity multiple: 1.64×
• Total profit: $20,737
• Equity at exit: $9,943

Cash invested: $32,200 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $271

Break-even live

Break-even rent $869

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   statusdays on market $115,000 Pending 19 DOM
2. 2026-06-10
   days on market $115,000 Active 18 DOM
3. 2026-06-09
   days on market $115,000 Active 17 DOM
4. 2026-06-08
   days on market $115,000 Active 16 DOM
5. 2026-06-07
   days on market $115,000 Active 15 DOM
6. 2026-06-03
   days on market $115,000 Active 11 DOM
7. 2026-06-02
   days on market $115,000 Active 10 DOM
8. 2026-06-01
   days on market $115,000 Active 9 DOM
9. 2026-05-31
   days on market $115,000 Active 8 DOM
10. 2026-05-30
    days on market $115,000 Active 7 DOM
11. 2026-05-22
    listed $130,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $428 · $36/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$515/yr (+$43/mo · 120.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,540
• − Mortgage interest: −$6,442
• − Property taxes: −$428
• − Insurance: −$575
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$3,345
• Taxable income: $1,424
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $2,906/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: Marlboro 01
• NCES district ID: 4502970
• Math proficiency: 16% ▼ -9.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $29,865
• Composite: 16.37/100
• National rank: #9201
• State rank: #71 of 80 in SC

Livability — Hamlet

• Score: 70/100
• State rank: #124
• US rank: #7413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,408

Population outlook (Marlboro County) Hauer SSP2

• Today (2025): 25,477 people
• By 2030: 24,266 · -4.8%
• By 2040: 21,862 · -14.2%
• By 2050: 19,665 · -22.8%
• By 2075: 15,673 · -38.5%
• By 2100: 12,390 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 5% Hispanic / Latino 3% Native American 2%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Marlboro

• 2024 margin: Toss-up / Even · D 50.6% · R 48.2% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: 6.1pp · 2024: 2.4pp
• All cycles: 2024: D+2.4 2020: D+10.9 2016: D+16.1 2012: D+30.4 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.61%
• Current HPI: 108.4261
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

1 event — show timeline

• 2026-05-22 Listed $130,000 Consolidated MLS

Property tax history

+11.3%/yr

Latest (2025): $428 · +4.6% YoY. Source: county tax records.