120 Crestmont Dr · East Gaffney, SC 29340

$87,900

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 117 Days on market

Built 1980 0.29 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready 2BR/2BA home on Gaffney's East Side features mostly open floor plan, functional kitchen, and nice sized owner suite. Conveniently located within minutes to I85 at exit 96 this home can be made FHA eligible. New decks, 3-year-old HVAC, and updated plumbing make this is a good opportunity for a budget minded buyer.

Key facts

• Functional kitchen
• Open floor plan
• Owner suite

Tags

• OPEN FLOOR PLAN
• FUNCTIONAL KITCHEN
• OWNER SUITE
• NEW DECKS
• UPDATED PLUMBING

Property features AI

Exterior

• Parking: Carport; Gravel parking; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-wide mobile home; One story
• Construction: Aluminum siding; Metal roof
• Exterior features: Deck; Level lot

Interior

• Kitchen: Electric cooktop; Electric oven; Built-in range; Disposal
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling; Electric cooling
• Interior features: Soaking tub
• Laundry & utility: Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $80k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#206 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment F.
• Cherokee 01 (rural): math 29% / reading 40% proficiency, ranked #47 of 80 in SC (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Luther L. Vaughan Elementary (math 8% / reading 17%, grade F, #570 of 597 statewide, top 96%, 419 students, 100% FRL); Gaffney Middle (math 25% / reading 37%, grade F, #128 of 229 statewide, top 58%, 921 students, 100% FRL); Gaffney High (math 40% / reading 75%, grade C, #116 of 196 statewide, top 59%, 1,838 students, 84% FRL) — zoned schools average 95% FRL vs 64% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 158 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 200 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($80k) 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 $79,989 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 7.0

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-392
• Equity at exit: $13,106

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $17,538
• Equity at exit: $7,600

Cash invested: $24,612 (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 29340

• Home prices YoY: -29.7%
• Active inventory: 158
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,318/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $217

Break-even live

Break-even rent $769

Max offer price $87,900

Occupancy floor 74%

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Martin Ln Gaffney, SC	2.0	1.5	921	$975	$1.06	4d	1	1.11mi
266 Goldmine Springs Rd Gaffney, SC	2.0	1.0	730	$1,099	$1.51	23d	1	1.41mi

Listing history 17 events

1. 2026-06-19
   days on market $87,900 Active 117 DOM
2. 2026-06-18
   days on market $87,900 Active 116 DOM
3. 2026-06-17
   days on market $87,900 Active 115 DOM
4. 2026-06-16
   days on market $87,900 Active 114 DOM
5. 2026-06-15
   days on market $87,900 Active 113 DOM
6. 2026-06-14
   days on market $87,900 Active 111 DOM
7. 2026-06-13
   days on market $87,900 Active 110 DOM
8. 2026-06-10
   days on market $87,900 Active 108 DOM
9. 2026-06-09
   days on market $87,900 Active 107 DOM
10. 2026-06-08
    days on market $87,900 Active 106 DOM
11. 2026-06-07
    days on market $87,900 Active 105 DOM
12. 2026-06-02
    days on market $87,900 Active 100 DOM
13. 2026-06-01
    days on market $87,900 Active 99 DOM
14. 2026-05-31
    days on market $87,900 Active 98 DOM
15. 2026-05-30
    days on market $87,900 Active 97 DOM
16. 2026-02-23
    listed $87,900 Active

    Show marketing remark (328 chars)

    Move in ready 2BR/2BA home on Gaffney's East Side features mostly open floor plan, functional kitchen, and nice sized owner suite. Conveniently located within minutes to I85 at exit 96 this home can be made FHA eligible. New decks, 3-year-old HVAC, and updated plumbing make this is a good opportunity for a budget minded buyer.

17. 2026-02-23
    listed $87,900 Active 328-char remark

    Show marketing remark (328 chars)

    Move in ready 2BR/2BA home on Gaffney's East Side features mostly open floor plan, functional kitchen, and nice sized owner suite. Conveniently located within minutes to I85 at exit 96 this home can be made FHA eligible. New decks, 3-year-old HVAC, and updated plumbing make this is a good opportunity for a budget minded buyer.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,527
• − Mortgage interest: −$4,924
• − Property taxes: −$1,318
• − Insurance: −$440
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,557
• Taxable income: $1,284
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $2,299/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: Cherokee 01
• NCES district ID: 4501500
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $34,262
• Composite: 28.39/100
• National rank: #6768
• State rank: #47 of 80 in SC

Livability — East Gaffney

• Score: 61/100
• State rank: #206
• US rank: #17691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Gaffney, SC
• County: Cherokee County · 41,410 people
• Metro: Gaffney, SC
• Population (ZIP): 20,763
• Household income: $44,123
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 257.0

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 58,602 people
• By 2030: 59,336 · +1.3%
• By 2040: 60,266 · +2.8%
• By 2050: 60,314 · +2.9%
• By 2075: 59,276 · +1.2%
• By 2100: 53,788 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 22% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -29.3pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+43.8 2016: R+41.7 2012: R+29.3 2008: R+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.24%
• Current HPI: 201.4272
• Rent YoY: —
• Metro: Gaffney, SC
• 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

• 2026-02-23 Listed $87,900 SPMLS
• 2026-02-23 Listed $87,900 CCMLS

Property tax history

+1.9%/yr

Latest (2025): $165 · +5.4% YoY. Source: county tax records.