1336 Jones Rd · Abney Crossroads, SC 29067

$79,500

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 28 Days on market

Built 1999 1.37 ac lot

---

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
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on approximately 1.37 acres in Lancaster County, this 3 bedroom, 2 bath manufactured home offers space, privacy, and a peaceful country setting in Kershaw, South Carolina. Featuring approximately 1,400 square feet, this home provides a comfortable layout with room to relax, entertain, garden, or enjoy the outdoors. The property offers a covered porch, storage shed, and plenty of open space for those looking for a little breathing room away from the hustle and bustle. Whether you are searching for a primary residence, investment opportunity, or quiet country retreat, 1336 Jones Road is full of potential and ready for its next chapter. Conveniently located near Kershaw with access to

Key facts

• Covered porch
• Open space
• Access to shopping

Tags

• COVERED PORCH
• STORAGE SHED
• OPEN SPACE
• ACCESS TO LOCAL SCHOOLS
• ACCESS TO SHOPPING

Property features AI

Finance

• Other: Zoned SFR
• HOA & community: Monthly association fee

Exterior

• Parking: Driveway parking; Space for about 6 vehicles
• Utilities: Electricity available; Septic available (septic tank)
• Home design: Double-wide mobile home; Resale property; Crawlspace foundation
• Construction: Vinyl siding
• Exterior features: Irregular lot; Lot approximately 1.37 acres (estimated)

Interior

• Kitchen: Pantry
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Bathtub; Ceiling fans; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (1.5% 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.
• Market conditions: 45 active listings in the ZIP; 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $80k implies a 894% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; moderate 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 $78,307 (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. 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.
3. 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.
4. 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: 1.51% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.80%
• DSCR: 2.01
• GRM: 5.5

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: 15.7%
• Equity multiple: 1.63×
• Total profit: $14,057
• Equity at exit: $11,854

10-year hold

• IRR: 24.4%
• Equity multiple: 3.11×
• Total profit: $46,939
• Equity at exit: $6,874

Cash invested: $22,260 (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 29067

• Home prices YoY: -26.4%
• Active inventory: 45
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$76 /mo · $906/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $423

Break-even live

Break-even rent $665

Max offer price $79,500

Occupancy floor 60%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $79,500 Pending 28 DOM
2. 2026-06-05
   days on market $79,500 Active Under Contract 27 DOM
3. 2026-06-03
   days on market $79,500 Active Under Contract 26 DOM
4. 2026-06-03
   days on market $79,500 Active Under Contract 25 DOM
5. 2026-06-02
   days on market $79,500 Active Under Contract 24 DOM
6. 2026-05-31
   days on market $79,500 Active Under Contract 23 DOM
7. 2026-05-17
   historical Active Under Contract
8. 2026-05-08
   listed $79,500 Active
9. 2012-11-13
   soldstatus $8,000

ⓘ 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: $906 · $76/mo
• Projected year-2 tax: $906 · $76/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $14,407
• − Mortgage interest: −$4,453
• − Property taxes: −$906
• − Insurance: −$398
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$2,313
• Taxable income: $4,032
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $4,107/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 — Abney Crossroads

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

Census & demographics

• Population (ZIP): 11,498

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 23% Two or more races 7%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -86.89%
• Current HPI: 242.178
• 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

+893.8% since first listed

3 events — show timeline

• 2026-05-17 Contingent — CCAR
• 2026-05-08 Listed $79,500 CCAR
• 2012-11-13 Sold (Public Records) $8,000 Public Records

Property tax history

+22.3%/yr

Latest (2025): $906 · +6.3% YoY. Source: county tax records.